Home Sale Calculator

Estimates only — your contract, lender's disclosure and tax situation govern. List With Agent is not a real estate brokerage. We are an independent marketing and referral service that connects home sellers with licensed real estate agents. This page is general educational information, not legal, financial, or real estate advice.

How it works

Net before tax = sale price − mortgage payoff − commission − closing costs − concessions − prep. Gain = sale price − selling costs (commission + closing) − adjusted basis. Up to $250,000 of gain (single) or $500,000 (married filing jointly) is excluded under IRC Section 121 when you owned and lived in the home 2 of the last 5 years. Taxable gain is taxed at 2026 long-term rates (0%/15%/20%) and may face the 3.8% net investment income tax.

Frequently asked questions

How much will I make selling my house?

Net proceeds = sale price minus your mortgage payoff, commission, closing costs, concessions, and prep. This calculator also estimates the federal capital gains tax so you can see the after-tax figure.

Do I owe capital gains tax on my home sale?

Often not. If your gain is within the Section 121 exclusion (up to $250,000 single or $500,000 married filing jointly) and you meet the 2-of-5-year ownership-and-use test, you generally owe no federal capital gains tax.

What is cost basis?

Your cost basis is what you originally paid for the home plus the cost of capital improvements, minus any depreciation you claimed. It is subtracted from the sale price to determine gain.

Does this include state taxes?

No. It estimates federal tax only. State capital gains rules vary and are not included; consult a tax professional.