Real Estate Capital Gains Calculator
Estimates tax on home sale considering the primary residence exclusion.
Our free real estate capital gains tax calculator helps you estimate federal tax on home sales with primary residence exclusion ($250k single, $500k married). This home sale tax calculator calculates total gain, applies exclusion, and determines taxable gain at long-term capital gains rates (0%, 15%, 20%) plus 3.8% NIIT. Enter sale price, purchase price, and filing status.
The calculator first determines your total gain by subtracting your purchase price and cost of improvements from the sale price. If the property qualifies as your primary residence (lived in 2 of the last 5 years), it applies the exclusion ($250,000 single, $500,000 married). The taxable gain is then subject to long-term capital gains rates (0%, 15%, or 20% based on your total income). For high-income taxpayers (MAGI over $200,000 single or $250,000 married), it also adds the 3.8% Net Investment Income Tax (NIIT) on the taxable gain.
Total Gain: Total Gain = Sale Price - (Purchase Price + Cost of Improvements)
Primary Residence Exclusion: Exclusion = $250,000 (single) or $500,000 (married) if lived in home 2 of last 5 years, otherwise $0
Taxable Gain: Taxable Gain = max(0, Total Gain - Exclusion)
Capital Gains Tax: Tax = Taxable Gain × Rate (0% if income ≤ $44,725 single/$89,450 married, 15% if ≤ $492,300 single/$553,850 married, 20% if above)
NIIT: NIIT = Taxable Gain × 0.038 if MAGI > $200,000 (single) or $250,000 (married)
Total Tax: Total Tax = Capital Gains Tax + NIIT