Property Gain Tax Calculator

A qualifying surviving spouse uses the married filing jointly figures.
Assets held more than one year. Enter a sale below instead, or as well.
Assets held one year or less; taxed as ordinary income.
Purchase price plus improvements and costs of sale.
Only needed when the holding period is worked out from dates.
Main home owned and used as your residence for 2 of the last 5 years: the statute allows up to $250,000 ($500,000 married filing jointly). Enter the amount you qualify for; it reduces the long-term gain before tax is worked out.
Total federal tax (income tax plus NIIT)
11,687.50 USD
Capital Gains Tax Calculator
Federal income tax (Form 1040 line 16)
11,687.50 USD
Net investment income tax (3.8%)
0.00 USD
Extra federal tax caused by the gains
6,667.50 USD
Holding period of the entered sale
Long-term (more than one year)
Gain or loss on the entered sale
300,000.00 USD
Gain excluded under section 121
250,000.00 USD
Net long-term gain after exclusion
50,000.00 USD
Net short-term gain
0.00 USD
Overall net capital gain or loss (Schedule D line 16)
50,000.00 USD
Capital loss deducted this year
0.00 USD
Capital loss carried forward
0.00 USD
Adjusted gross income
110,000.00 USD
Standard deduction
16,100.00 USD
Taxable income
93,900.00 USD
Net capital gain inside taxable income
50,000.00 USD
Ordinary portion of taxable income
43,900.00 USD
Tax on the ordinary portion
5,020.00 USD
Gain taxed at 0%
5,550.00 USD
Gain taxed at 15%
44,450.00 USD
Gain taxed at 20%
0.00 USD
Tax on the long-term gain (15% and 20% bands)
6,667.50 USD
Worksheet: ordinary tax plus gain tax
11,687.50 USD
Worksheet: tax on all taxable income as ordinary
15,370.00 USD
Total federal tax rounded to whole dollars
11,688 USD
Worked out from IRS Rev. Proc. 2025-32: 2026 rate tables (section 4.01), maximum zero and 15% rate amounts (section 4.03), standard deduction (section 4.14) and 7 other sources.
The section 121 exclusion amount is entered by you and not checked against the statutory limit ($250,000, or $500,000 married filing jointly) or the ownership and use tests.
Federal only, standard deduction only. State tax, itemized deductions, qualified dividends, AMT and the 25% (unrecaptured section 1250) and 28% (collectibles) rates are not included.
For taxable income under $100,000 the IRS Tax Table, which uses $50 ranges, can differ from this exact figure by up to about $3.
A federal estimate using the standard deduction only. It leaves out state tax, itemized deductions, qualified dividends, AMT, the 25% and 28% special-rate gains and the IRS Tax Table's $50-range rounding. Confirm with a tax professional before acting.

How this is worked out

8 steps
  1. Gain on the sale = 600000 - 300000 = 300000 (long-term (more than one year))
  2. Section 121 exclusion: 250000 of the long-term gain is excluded, leaving 50000
  3. AGI = 60000 + 50000 = 110000; taxable income = AGI - 16,100 standard deduction = 93900
  4. Net capital gain inside taxable income = 50000; ordinary portion = 43900
  5. Tax on the ordinary portion from the 2026 schedule = 5020
  6. Stack the gain: 5550 up to the 49,450 breakpoint at 0%; 44450 up to 545,500 at 15%; 0 above at 20% = 6667.5
  7. Worksheet: lesser of 5020 + 6667.5 = 11687.5 and the tax on all 93900 as ordinary income, 15370 -> income tax 11687.5
  8. NIIT = 3.8% x lesser of net investment income 50000 and MAGI 110000 - 200,000 = 0

Results are general information, not financial, tax, legal, medical or engineering advice.