Financial Tool · Powered by MortgageFig

Capital Gains Tax on Home Sale Calculator

Estimate your capital gains tax when selling your primary residence or investment property. See how the IRS exclusion, depreciation, and state taxes affect your net proceeds.

How It Works
This calculator is for informational purposes only and does not constitute tax or legal advice. Please consult a qualified tax advisor or attorney for your specific situation.

Sale & tax inputs

Property sale figures, basis, and exclusion & rate assumptions

1Property & sale details
2Exclusion & tax details

How This Capital Gains Tax Calculator Works

This capital gains tax calculator estimates tax liability when selling a home. It accounts for the IRS exclusion, depreciation recapture, and federal, state, and NIIT taxes.

Calculation Steps

  • Net sale proceeds = Sale price − Selling costs
  • Adjusted basis = Original purchase price + Improvements − Depreciation
  • Realized gain = Net sale proceeds − Adjusted basis
  • IRS exclusion: Up to $250,000 (single) or $500,000 (married) if you owned and lived in the home 2 of the last 5 years
  • Taxable gain (capital gains) = max(Realized gain − Exclusion, 0)
  • Depreciation recapture: Any depreciation claimed is taxed at 25%, separate from the exclusion

Tax Application

Federal capital gains tax, state capital gains tax, and NIIT (Net Investment Income Tax, typically 3.8%) apply to the taxable gain. Depreciation recapture is taxed at 25%. Total tax = Recapture tax + Federal + State + NIIT. Net proceeds = Net sale proceeds − Total tax.

Disclaimer

This tool is for informational purposes only. Actual tax outcomes may vary. Consult a qualified tax advisor before making decisions.

Feedback & Comments

Share your thoughts or ask a question

Contact Us
MortgageFig Support

We're here to help!

👋 Hello! How can we help you today?

Send us your questions, feedback, or ideas. We'd love to hear!

Max 1000 characters.