Capital Gains Tax Calculator Estimate the tax on your sale before you sign.
Selling a property, a business interest, or an investment can create a significant tax bill — and the timing of that sale often matters as much as the price. Use this calculator to estimate your federal capital gains tax, including the Net Investment Income Tax, based on your filing status and holding period.
Your Sale Details
Enter the figures below. Results update as you type.
Estimated Total Tax on This Sale
Gain Calculation
Tax Breakdown
What You Keep
2025 Ordinary Income Rates — Single
Short-term gains are taxed as ordinary income. Your gain stacks on top of your other taxable income, so it may span more than one bracket.
| Rate | Taxable income range | Tax on this portion of your gain | |
|---|---|---|---|
| 10% | Up to $11,925 | — | |
| 12% | $11,925 – $48,475 | — | |
| 22% | $48,475 – $103,350 | — | |
| 24% | $103,350 – $197,300 | $77,300 taxed → $18,552 | Applies to you |
| 32% | $197,300 – $250,525 | $53,225 taxed → $17,032 | Applies to you |
| 35% | $250,525 – $626,350 | $69,475 taxed → $24,316 | Applies to you |
| 37% | $626,350 and above | — |
What This Calculator Does and Doesn't Cover
An estimate, not tax advice
This calculator provides a simplified estimate for planning purposes only. It does not account for every provision that may apply to your situation, and it is not a substitute for professional guidance. Before you complete a sale, talk with Alumbra CPA about your specific facts.
- Long-term gains are taxed at 0%, 15%, or 20% depending on your total taxable income and filing status.
- Short-term gains are taxed as ordinary income at your marginal rate, which can reach 37%.
- The Net Investment Income Tax adds 3.8% once modified adjusted gross income exceeds $200,000 (single or head of household), $250,000 (joint), or $125,000 (separate).
- Depreciation recapture on real property is taxed at up to 25% rather than the long-term capital gains rate.
- To keep the inputs simple, the income figure you enter is treated as both your taxable income and your modified adjusted gross income. In practice these two figures differ, which can shift the bracket and NIIT results.
- Not included here: the primary residence exclusion, 1031 exchanges, installment sales, opportunity zone deferrals, qualified small business stock, carryforward losses, and the alternative minimum tax.
- State treatment varies. Some states tax capital gains as ordinary income, some offer partial exclusions, and some have no income tax at all.
The best capital gains decisions happen before the transaction closes
Timing, structure, and basis all affect what you owe. If you are planning a sale of property, a business, or an investment position, we can help you review the tax impact while you still have options.