Capital Gains Tax Calculator & Real Estate 1031 Exchange

This capital gains calculator estimates the tax impact of selling your investment property. It will also help you estimate the financial value of deferring those taxable gains through a 1031 like-kind exchange instead of a taxable sale.

It is important to realize that tax law changes and personal situations vary so use this calculator as an estimate only and verify all numbers with a competent professional before making any decisions.

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Original purchase price ($):
Capital improvements ($):
Accumulated depreciation ($):
Sales price:
Deductible closing costs ($):
Federal capital gains rate (%):
State capital gains rate (%):
Mortgage loan balances at sale ($):
Net adjusted basis:
Capital gain:
Depreciation recapture (25%):
Federal capital gains tax:
State capital gains tax:
Total taxes due:
Gross equity:
After-tax equity:
Sale reinvestment (after-tax equity X 4):
Exchange reinvestment (gross equity X 4):


What Is The Tax Impact Of Selling Your Investment Property?

Do you need to estimate the tax-related consequences of selling your investment property?

The bad news is that it’s complicated with several variables affecting the equation.

However, the good news is this Capital Gains Tax Calculator will help you find the result as well as estimate the financial value of deferring those taxable gains through a 1031 like-kind exchange.

Below is more information about the capital gains tax and how to use this calculator.

Capital Gains Tax

Capital gains tax is owed when you sell a non-inventory asset at a higher price than you paid resulting in a realized profit. No capital gains tax is incurred on inventory assets.

Capital gains tax might result from selling your home, stocks, bonds, commodities, mutual funds, a business, and other similar capital assets.

Capital gains tax is usually charged as a percentage of the profit earned from selling your assets based on your country’s tax laws and prevailing rates.

What Are Capital Assets?

A capital asset is defined as property of any kind that is not easily sold in the regular course of a business’s operations (non-inventory) and is generally owned for its role in contributing to the business’s ability to generate profit.

Capital assets, when applied to business, are usually expected to have a useful life longer than one year.

Stocks, bonds, mutual funds, real estate properties, gold, coins, fine arts and other collectibles are considered capital assets in the investment category.

In other words, you can own capital assets for either business or investment purposes.

The income generated from these properties such as rent, dividends, interest, or royalties is subject to normal income tax, but the profit earned when disposing of these assets is subject to capital gains tax.

Short Term Vs. Long Term Capital Gains

The difference between a long term capital gain vs. a short term capital gain is determined by the holding period of the property before you sell it.

If you held the property more than one year then it is treated as long-term capital gain or loss according to U.S. tax law. Alternatively, if the property was held one year or less then it is a short-term capital gain.

Because tax laws are constantly changing and vary from country to country, you will need to consult with a financial professional to determine the appropriate tax for long and short-term capital gains for your specific circumstances.

Tax Rates For Collectible Items

Collectible assets are also subject to capital gains taxes. Many countries offer special tax rates just for collectibles so make sure to consult your tax professional for the correct tax rates in your area.

Collectible assets include the following:

  • Gold, silver and other precious metals
  • Fine gemstones
  • Paintings and other fine arts
  • Stamps
  • Rare coins
  • Rare rugs
  • Antiques
  • Alcoholic beverages

Capital Losses Carried Forward

A capital loss happens when you sell a capital asset for less than you paid for it.

Capital losses are first deducted from your capital gains when preparing your taxes. Then, the capital gains tax gets calculated only on the net capital gain (gains minus losses).

When your capital loss exceeds your capital gains for the year, then the difference is carried forward to future tax years and applied against future capital gains as if the loss incurred was incurred in that next year.

You will continue to carry forward capital losses into future years until you earn sufficient capital gains to net them against and zero them out.

Keep A Record

When calculating your capital gain, you must first calculate your “basis” in the capital asset before subtracting it from the sales proceeds to determine the tax owed.

Your basis is the purchase price adjusted for improvements, depreciation, and other adjustment items. Think of basis as an adjusted purchase price.

Because basis involves receipts and numbers collected over a period of years, accurately calculating your basis requires you to keep good records for the life of each asset. You must be able to identify all relevant information to accurately calculate the capital gains tax owed.

The following information is usually necessary to calculate basis and capital gains:

  • Purchase price
  • Improvement capital expenditures
  • Commissions paid to your broker
  • Other transaction costs
  • Maintenance cost, repairs, etc.

Final Thoughts

Calculating your capital gains tax can be complicated.

Not only is a lot of information required, but it is all subject to arcane and ever-changing tax laws.

Fortunately, this capital gains tax calculator makes it easy to organize the data and complete the math.

It’s imperative that you seek the services of a competent professional when calculating capital gains tax. Find someone who can help you keep records and offer advice to ensure you’re saving the most money.

Capital Gains Tax Calculator Terms & Definitions

  • Purchase Price – The amount paid for acquiring a property.
  • Sale Price – The value received for disposing of a property.
  • Holding Period – The number of months or years that you possess your property.
  • Depreciation – The reduced value of a property due to wear and tear.
  • Capital Gain – The amount earned due to an increased value of an asset after disposal.
  • Capital Gain Tax – A tax on capital gains which is the profit realized on the sale of a non-inventory asset that was purchased at an amount that was lower than the amount realized on the sale.
  • Capital Loss – The difference of selling a property at a price lower than the purchase price.
  • Capital Improvement – Any addition or change to real property that meets all three of the following conditions: It substantially adds to the value of the real property, or appreciably prolongs the useful life of the real property.
  • Deductible Closing Costs – Fees paid at the closing of a real estate transaction that are tax-deductible.
  • Depreciation Recapture – The USA Internal Revenue Service (IRS) procedure for collecting income tax on a gain realized by a taxpayer when the taxpayer gets rid of an asset that had previously provided an offset to ordinary income for the taxpayer through depreciation.
  • Equity – The value of a property after deduction of charges against it.
  • 1031 Exchange – Section 1031 is a section of the U.S. Internal Revenue Service Code that allows investors to defer capital gains taxes on any exchange of like-kind properties for business or investment purposes.

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