Capital Gains Tax on Sale of Property Calculator (2026)
Capital gains on real estate are taxed at the long-term rates of 0%, 15%, or 20% if held over a year, plus the 3.8% NIIT for high earners, after the $250k/$500k home-sale exclusion. A $100,000 long-term gain at $80,000 income is about $15,000.00 federally. Add your exclusion and state below.
What is the 2026 long-term capital gains rate?
It is 0%, 15%, or 20% depending on your taxable income. Most middle-income sellers land in the 15% band.
How much tax on a $100,000 long-term gain?
About $15,000.00 federally for a single filer at $80,000 income — roughly 15% of the gain.
What is the 3.8% NIIT?
An extra 3.8% on investment income once MAGI tops $200,000 (single) or $250,000 (married).
Is home-sale gain excluded?
Yes — up to $250,000 single or $500,000 married on a main home you owned and lived in 2 of 5 years.
How much is capital gains tax in 2026?
Long-term gains are taxed at 0%, 15%, or 20% by taxable income; short-term gains use ordinary rates. High earners add a 3.8% NIIT. The calculator above applies the verified 2026 figures to your numbers.
The long-term rate is far lower than the short-term rate for most people. That is why holding period and timing matter so much when you sell.
What are the 2026 long-term capital gains brackets?
| Rate | Single | Married filing jointly | Head of household |
|---|---|---|---|
| 0% | up to $49,450 | up to $98,900 | up to $66,200 |
| 15% | to $545,500 | to $613,700 | to $579,600 |
| 20% | above $545,500 | above $613,700 | above $579,600 |
How does the home-sale exclusion work?
If the property is your main home and you owned and lived in it for 2 of the last 5 years, you can exclude up to $250,000 of gain ($500,000 married). Only gain above that is taxed.
How do you calculate your capital gain step by step?
- Find your cost basis: purchase price plus improvements and buying costs.
- Subtract the basis and selling costs from the sale price to get the gain.
- Apply any exclusion, then check the holding period (over a year is long-term).
- Stack the gain on your income for the 0/15/20 split, then add NIIT and state tax.
Who owes the 3.8% Net Investment Income Tax?
Sellers whose MAGI tops $200,000 (single) or $250,000 (married) owe 3.8% on investment income, including this gain. The thresholds are fixed, so more sellers cross them each year. The calculator adds it automatically.