Okoniq Journal
Property tips, taxes & HOA guides
Plain-language guides for homeowners, landlords, and HOA boards — written to help you stay organized and keep more of your money at tax time.
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Getting Started
New to managing property? Start here.
Taxes & Accounting
Deductions, basis, Schedule E, and staying audit-ready.
Renting & Tenants
Leases, rent, screening, and tenant relationships.
Maintenance & Repairs
Upkeep, vendors, and keeping a home in shape.
Mortgage & Money
Financing, refinancing, insurance, and cash flow.
Buying & Selling
Valuation, prepping to sell, and the closing process.
HOA & Community
Boards, reserves, meetings, and living in an HOA.
Latest articles
Selling Your Home in Under Two Years — Do You Still Get an Exclusion?
The IRS lets some sellers who own a home under two years still claim a partial capital gains exclusion if the sale ties to job, health, or unforeseen events.
Selling the Family Home After Divorce: Who Gets the Exclusion?
The $250,000 capital gains exclusion can become $500,000 or split in half depending on when you sell the house relative to your divorce decree.
Selling an Inherited House: Probate, Taxes & First Steps
An inherited house gets its cost basis reset to fair market value at death, which usually means little or no capital gains tax if you sell soon after.
Selling a Rental Property: The 1031 Exchange Basics
A 1031 exchange lets you sell a rental and reinvest the proceeds into another property while deferring the capital gains tax bill.
Selling a House With Tenants Still Living In It: 5 Rules
A signed lease survives the sale of a property in nearly every state, so the buyer inherits your tenant unless the lease has already expired.
Selling a House With a Failed Septic or Well: What to Know
A failed septic system can cost $3,000 to $25,000 to replace, and most states require you to disclose it before closing on a sale.
Selling a Home With Solar Panels: Loans, Leases, Buyer Questions
A solar loan attached to your home shows up as a UCC-1 lien that must be paid off or transferred before closing, and buyers know it.
Selling a Home in an HOA: Estoppel Letters & Fees Explained
An HOA estoppel letter can cost $150 to $400 and take 10 to 15 business days, and skipping one can stall your closing entirely.
Selling a Home During Job Relocation: A Timeline Guide
A typical job relocation gives you 30 to 60 days before you're expected on-site, so your home sale timeline needs to start the day the offer letter arrives.
Selling a Home After Divorce: Timing, Proceeds, Sanity
Homes sold within 6 months of separation often qualify for the full capital gains exclusion, but that window closes fast if you wait too long to decide.
Sell First or Buy First? How to Decide Without Getting Stuck
Selling first protects your cash but risks a rental gap, while buying first locks in your next home but means carrying two mortgages at once.
Texas Security Deposit Rules 2026: Limits, Deadlines & Deductions
Texas landlords have 30 days after move-out to return a deposit or send an itemized list, and there's no state cap on the amount you can charge.
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