Capital Gains Tax Calculator
Values shown are examples. Federal only, state tax is not included. The 0, 15 and 20 percent thresholds are set by the IRS each year, check yours before relying on the bracket you picked.
| Total Federal Tax | $0 |
| Capital Gains Tax | $0 |
| Net Investment Income Tax | $0 |
| Effective Rate on the Gain | n/a |
| Gain on the Sale | $0 |
| Excluded From Tax | $0 |
| Taxable Gain | $0 |
| Proceeds After Federal Tax | $0 |
| Share of the Gain You Keep | n/a |
For illustration only, not financial advice. Results are estimates based on the numbers you enter and do not constitute an offer, rate quote or approval.
How this is worked out
Gain is the sale price, less selling costs, less your basis. Basis is what you paid plus capital improvements, not repairs.
Held over a year, the gain is taxed at 0, 15 or 20 percent depending on your taxable income. Those thresholds are re-indexed every year, so this page asks which bracket applies rather than guessing. Held a year or less, the gain stacks on ordinary income and is taxed through the same federal brackets the paycheck calculator uses.
On top of either, the Net Investment Income Tax adds 3.8% on the lesser of your investment income and the amount your modified income exceeds $200,000 single or $250,000 filing jointly (26 U.S.C. 1411). Those thresholds are fixed in the statute and have never been indexed.
If the property was your main home for two of the five years before the sale, section 121 excludes up to $250,000 of gain, $500,000 filing jointly. Federal only, state tax is not included.
