Home Sale Capital Gains Calculator 2026 - With $250k/$500k Exclusion

Purchase price

$

Sale price

$

How long did you hold it?

Filing status

Taxable income (excluding this gain)

$

Your ordinary taxable income after deductions. This determines which capital gains bracket applies.

State

This was the sale of my primary home

Estimated tax on this sale $0

You keep $0
Federal tax $0
NIIT (3.8%) $0
State tax $0

Capital gain$0

After-tax proceeds$0

Gain you keep after tax$0

Effective tax rate on gain0%

Selling your primary home? Enter what you paid and what you're selling for, and this calculator applies the IRS Section 121 exclusion first ($250,000 of gain tax-free if single, $500,000 married filing jointly, with the 2-of-5-year tests), then estimates federal capital gains tax, the 3.8% NIIT, and your state's tax on whatever is left. Example: a married couple with $80,000 of taxable income and a $650,000 gain excludes $500,000, leaving $150,000 taxable and roughly $19,665 of federal tax. Nothing you type is uploaded, and there is no sign-up.

The details: how the home-sale exclusion works · capital gains tax explained · FAQ