Home-Sale Gain and Exclusion — Tax Calculators

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Sale and basis

Filing status

Selling price

Selling expenses

Original tax basis

Qualifying improvements

Other basis adjustments

All depreciation allowed or allowable

Depreciation after May 6, 1997

Held the property for more than one year

Exclusion eligibility

Your ownership months in the last 5 years

Your residence months in the last 5 years

Months since your last excluded sale

If you have never excluded a prior sale, enter at least 24 months.

Sale qualifies for a reduced exclusion: work, health or unforeseen circumstancesAn automatic disqualification applies

Confirm reduced-exclusion eligibility in Publication 523. An automatic disqualification includes acquiring the home in a like-kind exchange within the prior five years.

Rental history

Total ownership months

Nonqualified-use months after 2008

Exclude qualifying temporary absences and rental time after your last principal-residence use within the five-year test period. Enter only periods Publication 523 treats as nonqualified.

Income before the sale

Ordinary taxable income after deductions

Other taxable long-term gains and qualified dividends

Modified AGI before this sale

Other net investment income

2026 estimate

Realized gain or loss$224,000.00

Adjusted tax basis$340,000.00

Available exclusion limit$250,000.00

Gain excluded$224,000.00

Nonexcludable depreciation gain$0.00

Nonqualified-use gain$0.00

Taxable gain$0.00

Incremental federal income tax$0.00

Incremental NIIT$0.00

Estimated federal tax on sale$0.00

A loss on a personal home produces no deductible loss here. Tax estimates use the income you entered after deductions.

How it works›

Basis and exclusion. Publication 523 Worksheets 1–3. Either spouse’s ownership counts on a joint return; residence and prior-sale tests are separate. Reduced limits use each eligible spouse’s shortest qualifying period divided by 24 months. Nonqualified-use gain is allocated after removing post-1997 depreciation.Publication 523

Tax on the remaining gain. Long-term gain uses 2026 capital-gain bands; straight-line depreciation gain uses ordinary rates capped at 25%. Short-term gain uses ordinary rates. NIIT is the incremental tax on taxable gain and any existing investment income newly exposed by the higher MAGI.Form 8960 instructions 2026 tax bands

Model boundaries. Main-home sales only. No separate business portion, accelerated-depreciation ordinary recapture, installment sale, AMT, state tax, credit phaseouts, special surviving-spouse limits or military suspension. Enter a correctly determined original basis for inherited or gifted property.Publication 523 exceptions