Estimates only — this is not tax advice. Consult a CPA or enrolled agent before acting on these figures. The calculator does not model the alternative minimum tax, wash sales, like-kind exchanges, QSBS, installment sales, or state additions and subtractions. See what is out of scope.
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Common questions
What are the 2026 capital gains tax rates?
Long-term capital gains are taxed at 0%, 15% or 20% depending on your total taxable income. For 2026 a single filer pays 0% up to $49,450 of taxable income, 15% up to $545,500, and 20% above that. Married filing jointly the thresholds are $98,900 and $613,700. Short-term gains have no preferential rate at all - they are taxed as ordinary income.
How is the tax on my gain actually worked out?
Your long-term gain is stacked on top of your other taxable income, not taxed from the bottom of the rate table. So the rate you pay on the gain depends on how much other income sits beneath it. This calculator shows the stacking step by step.
Do I pay the 3.8% net investment income tax as well?
Possibly. The net investment income tax applies at 3.8% on the lesser of your net investment income or the amount by which your modified adjusted gross income exceeds $200,000 (single) or $250,000 (married filing jointly). Because it is the lesser of the two, crossing the threshold by a small amount costs very little. These thresholds are statutory and are not adjusted for inflation.
How much gain can I exclude when I sell my home?
Up to $250,000 of gain, or $500,000 on a joint return, if you owned and lived in the home for at least two of the five years before the sale. If you sold early for work, health or an unforeseen event you may get a reduced exclusion - and importantly, the proration applies to the maximum exclusion amount, not to your gain.
Why does this calculator show fewer states than others?
Because a state only appears once its rate structure has been read from that state's own tax code. States we cannot yet compute are listed as not yet available rather than left out, so a missing state is never mistaken for a state with no tax.