I think the 19% might be a little high, but I guess you never know. I feel like there is a tone in your responses that you want someone else to tell you to move now. Go for it! Be happy now instead of next year!!
It sounds like the only reason to stay is the possible appreciation and potential tax advantages of living there a full 2 years. The appreciation might balance out or work against you depending on if north county appreciates at the same rate. Who knows? It might be worth considering a 1031 exchange if you were to convert your primary into a rental through which the proceeds go directly to the purchase in North County and do not get taxed until you sell the property in North County. There is an aspect of qualifying for the loan and paying your rent at the same time, but where there is a will there is a way right? Another consideration is that the negative $500 would most likely be a write-off I believe depending on your situation.
I love visiting my family in Temecula and it suits them fine, but I also always enjoy returning home to Encinitas and feel very fortunate to love where I live. It’s expensive because it’s desireable and worth it in my opinion, but not everyone’s which is fine by me. Good luck with everything!
