Property Capital Gains Tax Calculator
ANA›Life Services Authority›National Calculator Authority›Property Capital Gains Tax Calculator
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Property Capital Gains Tax Calculator
Estimate your federal capital gains tax liability when selling a property, including depreciation recapture and Net Investment Income Tax (NIIT).
Original Purchase Price ($)
Sale Price ($)
Capital Improvements ($)
Selling Costs / Closing Costs ($)
Total Depreciation Claimed ($)
Years Property Held
Filing Status
Single Married Filing Jointly Married Filing Separately Head of Household
Other Taxable Income (AGI excl. this gain) ($)
Primary Residence?
No (Investment / Rental) Yes (Primary Residence)
Years Lived in Home as Primary Residence
Calculate
document.getElementById('pro_primary_residence').addEventListener('change', function() { document.getElementById('pro_residence_years_row').style.display = this.value === 'yes' ? 'flex' : 'none'; });
function proCalc() { var purchasePrice = parseFloat(document.getElementById('pro_purchase_price').value); var salePrice = parseFloat(document.getElementById('pro_sale_price').value); var improvements = parseFloat(document.getElementById('pro_improvements').value) || 0; var sellingCosts = parseFloat(document.getElementById('pro_selling_costs').value) || 0; var depreciation = parseFloat(document.getElementById('pro_depreciation').value) || 0; var yearsHeld = parseFloat(document.getElementById('pro_years_held').value); var filingStatus = document.getElementById('pro_filing_status').value; var otherIncome = parseFloat(document.getElementById('pro_annual_income').value) || 0; var isPrimary = document.getElementById('pro_primary_residence').value === 'yes'; var residenceYears = parseFloat(document.getElementById('pro_residence_years').value) || 0; var resultDiv = document.getElementById('pro_result');
// --- Validation --- if (isNaN(purchasePrice) || purchasePrice Please enter a valid purchase price.'; return; } if (isNaN(salePrice) || salePrice Please enter a valid sale price.'; return; } if (isNaN(yearsHeld) || yearsHeld Please enter valid years held.'; return; }
// --- Adjusted Basis --- // Adjusted Basis = Purchase Price + Improvements - Depreciation var adjustedBasis = purchasePrice + improvements - depreciation;
// --- Amount Realized --- // Amount Realized = Sale Price - Selling Costs var amountRealized = salePrice - sellingCosts;
// --- Primary Residence Exclusion (Section 121) --- // Single: up to $250,000 exclusion; MFJ: up to $500,000 // Must have owned AND lived in home 2 of last 5 years var exclusion = 0; var exclusionApplied = 0; if (isPrimary && residenceYears >= 2) { exclusion = (filingStatus === 'mfj') ? 500000 : 250000; }
// --- Total Gain Before Exclusion --- var totalGain = amountRealized - adjustedBasis;
// --- Depreciation Recapture (Section 1250 / Unrecaptured 1250 Gain) --- // Depreciation recapture is taxed at max 25% (unrecaptured Section 1250 gain) // Recapture applies even if primary residence exclusion is used var depreciationRecapture = Math.max(0, Math.min(depreciation, totalGain));
// --- Capital Gain After Depreciation Recapture --- var gainAfterRecapture = totalGain - depreciationRecapture;
// --- Apply Primary Residence Exclusion to non-recapture gain only --- exclusionApplied = Math.min(exclusion, Math.max(0, gainAfterRecapture)); var taxableCapitalGain = Math.max(0, gainAfterRecapture - exclusionApplied);
// --- Short-term vs Long-term --- var isLongTerm = yearsHeld > 1;
// --- Long-Term Capital Gains Tax Brackets (2024) --- // Thresholds: 0%, 15%, 20% var ltcgBrackets = { single: [{rate:0, limit:47025}, {rate:0.15, limit:518900}, {rate:0.20, limit:Infinity}], mfj: [{rate:0, limit:94050}, {rate:0.15, limit:583750}, {rate:0.20, limit:Infinity}], mfs: [{rate:0, limit:47025}, {rate:0.15, limit:291850}, {rate:0.20, limit:Infinity}], hoh: [{rate:0, limit:63000}, {rate:0.15, limit:551350}, {rate:0.20, limit:Infinity}] };
// --- Ordinary Income Tax Brackets (2024) for short-term / depreciation recapture --- var ordinaryBrackets = { single: [ {rate:0.10, limit:11600},{rate:0.12, limit:47150},{rate:0.22, limit:100525}, {rate:0.24, limit:191950},{rate:0.32, limit:243725},{rate:0.35, limit:609350},{rate:0.37, limit:Infinity} ], mfj: [ {rate:0.10, limit:23200},{rate:0.12, limit:94300},{rate:0.22, limit:201050}, {rate:0.24, limit:383900},{rate:0.32, limit:487450},{rate:0.35, limit:731200},{rate:0.37, limit:Infinity} ], mfs: [ {rate:0.10, limit:11600},{rate:0.12, limit:47150},{rate:0.22, limit:100525}, {rate:0.24, limit:191950},{rate:0.32, limit:243725},{rate:0.35, limit:365600},{rate:0.37, limit:Infinity} ], hoh: [ {rate:0.10, limit:16550},{rate:0.12, limit:63100},{rate:0.22, limit:100500}, {rate:0.24, limit:191950},{rate:0.32, limit:243700},{rate:0.35, limit:609350},{rate:0.37, limit:Infinity} ] };
// --- NIIT Thresholds (Net Investment Income Tax 3.8%) --- var niitThresholds = {single:200000, mfj:250000, mfs:125000, hoh:200000};
function calcTaxFromBrackets(income, brackets, startingIncome) { // startingIncome = income already "filling" lower brackets var tax = 0; var prev = 0; for (var i = 0; i 0) { var recaptureOrdinaryTax = calcTaxFromBrackets(depreciationRecapture, ordBrackets, otherIncome); // Cap at 25% for unrecaptured Section 1250 gain var recaptureMaxTax = depreciationRecapture * 0.25; recaptureTax = Math.min(recaptureOrdinaryTax, recaptureMaxTax); }
// --- Capital Gains Tax --- var capitalGainsTax = 0; var effectiveCGRate = 0; if (taxableCapitalGain > 0) { if (isLongTerm) { // Long-term: stack on top of other income + recapture capitalGainsTax = calcTaxFromBrackets(taxableCapitalGain, brackets, otherIncome + depreciationRecapture); } else { // Short-term: taxed as ordinary income capitalGainsTax = calcTaxFromBrackets(taxableCapitalGain, ordBrackets, otherIncome + depreciationRecapture); } effectiveCGRate = taxableCapitalGain > 0 ? (capitalGainsTax / taxableCapitalGain) * 100 : 0; }
// --- NIIT (3.8% on net investment income for high earners) --- // Applies to lesser of: net investment income OR amount AGI exceeds threshold var niitThreshold = niitThresholds[filingStatus]; var netInvestmentIncome = taxableCapitalGain + depreciationRecapture; // simplified var agiWithGain = otherIncome + netInvestmentIncome; var niitBase = Math.max(0, Math.min(netInvestmentIncome, agiWithGain - niitThreshold)); var niitTax = niitBase * 0.038;
// --- Totals --- var totalTax = recaptureTax + capitalGainsTax + niitTax; var netProceeds = amountRealized - adjustedBasis - totalTax; // gain minus tax var effectiveTotalRate = (totalGain > 0 && totalTax > 0) ? (totalTax / totalGain) * 100 : 0;
// --- Format --- function fmt(n) { if (n = 0 ? 'Total Capital Gain' : 'Total Capital Loss'; var termLabel = isLongTerm ? 'Long-Term (> 1 year)' : 'Short-Term (≤ 1 year)'; var niitNote = niitTax > 0 ? '' : ' (below NIIT threshold)';
resultDiv.innerHTML = '### Results ' + '' + 'Adjusted Basis' + fmt(adjustedBasis) + '' + 'Amount Realized' + fmt(amountRealized) + '' + '' + gainLossLabel + '' + fmt(totalGain) + '' + 'Holding Period' + termLabel + '' + (exclusionApplied > 0 ? 'Section 121 Exclusion Applied-' + fmt(exclusionApplied) + '' : '') + 'Depreciation Recapture (§1250)' + fmt(depreciationRecapture) + '' + 'Taxable Capital Gain' + fmt(taxableCapitalGain) + '' + 'Depreciation Recapture Tax (≤25%)' + fmt(recaptureTax) + '' + 'Capital Gains Tax (' + (isLongTerm ? 'Long-Term' : 'Short-Term Ordinary') + ')' + fmt(capitalGainsTax) + '' + 'Net Investment Income Tax (3.8%)' + niitNote + '' + fmt(niitTax) + '' + 'Total Estimated Federal Tax' + fmt(totalTax) + '' + 'Effective Tax Rate on Gain' + fmtPct(effectiveTotalRate) + '' + 'Net After-Tax Gain' + fmt(totalGain - totalTax) + '' + '' + '* Federal tax only. State capital gains taxes not included. Consult a tax professional for personalized advice.
'; }
#### Formulas Used
Adjusted Basis = Purchase Price + Capital Improvements − Total Depreciation Claimed
Amount Realized = Sale Price − Selling & Closing Costs
Total Capital Gain = Amount Realized − Adjusted Basis
Section 121 Exclusion (Primary Residence, ≥2 years): $250,000 (Single) / $500,000 (MFJ) applied to gain after depreciation recapture
Depreciation Recapture (§1250) = min(Total Depreciation, Total Gain) — taxed at ordinary income rates, capped at 25%
Taxable Capital Gain = Total Gain − Depreciation Recapture − Section 121 Exclusion
Long-Term Capital Gains Tax: 0% / 15% / 20% depending on total income (2024 brackets)
Short-Term Capital Gains Tax: Taxed as ordinary income (10%–37% brackets)
Net Investment Income Tax (NIIT) = 3.8% × min(Net Investment Income, AGI − Threshold) where threshold is $200K (Single) / $250K (MFJ)
Total Federal Tax = Depreciation Recapture Tax + Capital Gains Tax + NIIT
#### Assumptions & References
- Uses 2024 federal tax brackets for both ordinary income and long-term capital gains.
- Long-term holding period is defined as more than 1 year (IRC §1222).
- Depreciation recapture under IRC §1250 is taxed as ordinary income but capped at a maximum rate of 25% (unrecaptured Section 1250 gain).
- Section 121 exclusion requires the taxpayer to have owned and used the property as a primary residence for at least 2 of the last 5 years (IRC §121).
- The Net Investment Income Tax (NIIT) of 3.8% applies under IRC §1411 to taxpayers with modified AGI above $200,000 (Single) or $250,000 (MFJ).
- State and local taxes are not included. Many states tax capital gains as ordinary income.
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