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Investors
Capital Gains Tax Calculator
Selling a US property? Federal capital gains tax can eat 0-20% of your profit, depending on how long you owned it and your income. This calculator uses 2025 tax brackets.
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How to use this calculator
- Enter your purchase and sale prices.
- Add closing costs from both transactions.
- Add capital improvements (kitchen reno, new roof, etc.).
- Enter years owned, filing status, and annual income.
What your results mean
Owned over 1 year = long-term gain, taxed at 0/15/20% federal. Owned under 1 year = short-term, taxed at your ordinary income rate. We add the gain to your income to find the correct bracket. State taxes and the 3.8% Net Investment Income Tax may also apply on top.
5 ways to reduce your capital gains tax bill
- Live in the home 2 of the last 5 years to claim the $250k ($500k married) primary residence exclusion.
- Hold for over 1 year — short-term gains can be taxed at 37%, long-term capped at 20%.
- Track every improvement — receipts, dates, amounts. They raise your basis and lower your gain.
- Use a 1031 exchange to roll proceeds into another investment property tax-deferred.
- Harvest losses in the same tax year to offset gains (only investment properties qualify).