Sell or Keep, Can't Decide?

[Susan Brown]

Hello,

I've tried to decide, but am struggling.  

Any input welcome.

Should I sell or keep my primary home?  

Spouse was transferred about an hour away.  Closing on a home there in a few weeks.

• Owe 18,000 + 6,000 HELOC. SFH. Roof and mechanicals 9 years old. New siding 5 years ago. Been here 9 yrs.
• Listing this weekend if selling.  Can probably get 105-115,000.  Not sure if we've waited too late in the year - we'll see.  
• Payment 215 mo + $100/mo insurance and $60/mo taxes.  Taxes will at least double when exemptions fall off.  Assessed low after I petitioned some time ago.  
• Could rent for about 800-900, as is.  Talked to spouse about converting to duplex.  Wasn't a fan.  I still like the idea.  Could probably get $550-600 a side that way for $7-$8,000 in renovations (add bath and kitchen, convert room).  Not sure about splitting utilities.  

THE HESITANCY

• New, big, high end multi-unit development being built about 2 miles away due to housing shortage.  (Prob not competing for same renters initially.  I think they'll eventually have problems keeping them filled).
• Very low unemploment until the economy crashes.  Then, remarkably high unemployment due to same industry-dependent local economy.  It got ugly here with the last crash.
• Vacant daycare very close next door.  Been for sale for years - maintained fine.  But, it's an uncontrolled variable.  Mix of commercial and residential street, which we like.  Not many real 'neighbors'.  

Thought about cash-out refi before I have a small gap in employment.  Before we move.  But, not sure the numbers would make sense, anymore, with the subsequent payment.  

Thank you in advance for any ideas!