Seller Resources

Capital Gains Estimator

Estimate the gain on the sale of your home and whether it falls under the IRS's primary-residence exclusion — up to $250,000 (single) or $500,000 (married filing jointly) of gain, tax-free, if you meet the ownership and use tests.

This tool estimates your gain and whether the exclusion likely applies — it does not calculate your actual tax bill, which depends on your full tax return. Always confirm with a CPA or tax attorney before you sell.

Step 1 — Filing Status & Eligibility

Single — $250,000 exclusion Married Filing Jointly — $500,000 exclusion

I owned AND lived in this home as my primary residence for at least 2 of the last 5 years

The IRS "ownership and use" tests. The two years don't have to be consecutive or overlap the same way.

Step 2 — Basis

Original Purchase Price

Capital Improvements Since Purchase Additions, remodels, new roof, systems — not routine repairs or maintenance.

Step 3 — Sale

Expected Sale Price

Selling Costs (agent compensation, closing costs)

Estimated Taxable Gain

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After applying your primary-residence exclusion, if eligible.

Total Gain Before Exclusion

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Exclusion Applied

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How This Was Calculated

Adjusted Cost Basis$0

Amount Realized (sale price − selling costs)$0

Total Gain$0

Exclusion Applied$0

Estimated Taxable Gain$0

What rate would apply? Any taxable gain above your exclusion is typically taxed as a long-term capital gain (assuming you owned the home more than a year) at 0%, 15%, or 20% depending on your total taxable income for the year, potentially plus a 3.8% Net Investment Income Tax if your income is above $200,000 (single) / $250,000 (married filing jointly).

2026 Rate	Single	Married Filing Jointly
0%	Up to $49,450	Up to $98,900
15%	$49,451–$545,500	$98,901–$613,700
20%	Over $545,500	Over $613,700

Chuma Hicks-Reese, REALTOR®

Estimate only, not tax advice

This tool provides a simplified, informational estimate only and is not tax advice. It does not account for depreciation recapture (if the home was ever rented or used for business), prior use of the exclusion within the last 2 years, partial exclusions for unforeseen circumstances, state income tax, or your full tax situation. Always confirm your specific numbers with a CPA or tax attorney before you sell. Chuma Hicks-Reese is a real estate professional, not a licensed tax advisor.

Not sure how this applies to your sale?

Every seller’s tax picture is different. Let’s talk through your numbers and what to do next.

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