Calculate tax owed on rental property sale including depreciation recapture, NIIT, and long-term capital gains.
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Property Sale
Sale Price
$
Original Purchase Price
$
Capital Improvements?
$
Selling Costs?
$
Ownership
Years Owned?
years
Accumulated Depreciation?
$
Tax Profile
Taxable Income?
$
Filing Status
Pro Forma — 1031 Exchange vs Sell
1031 Replacement Property Price?
$
As-Is TodayCurrent
Enter values to see results
Total Gain
—
sale − cost basis
Recapture Tax
—
at 25% rate
Cap Gains Tax
—
at LT rate
Total Tax Owed
—
all taxes
Tax Calculation
Cost Basis—
Gross Gain—
Depreciation Recapture—
Long-Term Cap Gain—
Recapture Tax (25%)—
Cap Gains Tax—
NIIT (3.8%)—
Total Tax—
Net Proceeds After Tax—
Tax Rates Applied
LT Cap Gains Rate—
Recapture Rate—
NIIT—
Pro FormaAfter plan
Enter values to see results
Tax if You Sell
—
now
Tax Deferred
—
with 1031
Amount Reinvested
—
vs selling
5yr Benefit Est.
—
of deferral
Sell vs 1031 Exchange
Tax if Sold Now—
Tax Deferred by Exchange—
Proceeds to Reinvest (sell)—
Amount Reinvested (1031)—
1031 Exchange Notes
ID Window—
Close Window—
Key Rule—
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Enter your sale price, original purchase price, and accumulated depreciation (from our Depreciation Calculator). The calculator applies 2026 tax rates including the 25% depreciation recapture rate and 0/15/20% long-term capital gains rates.
When you sell a rental property, you face three types of tax: (1) Depreciation recapture at 25% on all depreciation claimed, (2) Long-term capital gains tax at 0/15/20% on appreciation above the recapture amount, and (3) NIIT (3.8%) for high-income taxpayers. A 1031 Exchange lets you defer all of these by reinvesting in a like-kind property.