Follow the default numbers.
With sale price of $500,000, original tax basis of $250,000, the model gives combined tax allowance: $27,750.
The formula is capital gain tax + unrecaptured §1250 tax + state + optional niit. Open the breakdown to trace expenses and assumptions. Change one input at a time to see how your decision changes. This example uses scenario inputs; it is not an offer, tax bill, appraisal or legal determination.
Separate the gain into tax buckets
A long-term investment-property sale can include unrecaptured Section 1250 gain, other capital gain and potentially net investment income tax. The entered federal rates apply to those modeled buckets. State tax is an effective user assumption applied to recognized gain. It does not import income-tax brackets or decide how a state treats a home-sale exclusion.
Net sale cash is not the tax base
Selling expenses reduce the amount realized; mortgage payoff does not. Basis, improvements and allowed or allowable depreciation determine the gain. A principal-residence mode adds the Section 121 scenario only when eligibility is affirmed. State basis adjustments, nonqualified use and business-use allocations can differ from this simplified estimate.
Know what requires a separate analysis
The result assumes long-term ownership and straight-line building depreciation. Short-term income, depreciation on cost-segregated assets, installment sales, entity tax and suspended passive losses are beyond the model. NIIT depends on income and other conditions, so enter it only when applicable. Use the breakdown to size a preliminary reserve, then confirm with your tax professional.
Keep your assumptions with the result
Save the calculation to your deal file to reuse compatible inputs in another tool. The file stays in this browser on this device. Download the CSV to open the complete inputs, results and schedule in Excel or Google Sheets. Use PDF to print the report or save it as a PDF. A share link includes entered financial figures in its URL, so use it only with people you intend to share those numbers with.