考虑卖掉你的房子? Don’t Be Surprised by Capital Gains Taxes
The Taxpayer Relief Act of 1997 provided homeowners who sell their principal residence an exclusion from capital gains taxes of $250,单个申报人，000美元，500美元,000美元用于联合申报. 当时, the average price of a new home was about $145,000, so this exclusion seemed generous and allowed more Americans to move freely from one home to another.1 不幸的是, the exclusion was not indexed to inflation, and what seemed generous in 1997 can be restrictive in 2024.
资本利得 taxes apply to the profit from selling a home, so they may be of special concern — and potential surprise — for older homeowners who bought their homes many years ago and might yield well over $500,如果他们卖了，就能得到000英镑的利润. 在这个国家的一些地区, 100美元买的房子,000 in the 1980s could sell for $1 million or more today.2 At a federal tax rate of 15% or 20% (depending on income) plus state taxes in some states, capital gains taxes can take a big bite out of profits when selling a home. Fortunately, there are some things you can do to help reduce the taxes.
排除资格
In order to qualify for the full exclusion, you or your spouse must own the home for at least two years during the five-year period prior to the home sale. You AND your spouse (if filing jointly) must live in the home for at least two years during the same period. The exclusion can only be claimed once every two years. There are a number of exceptions, including rules related to divorce, death, and military service. If you do not qualify for the full exclusion, you may qualify for a partial exclusion if the main reason for the home sale was a change in workplace location, 健康问题, 或者是不可预见的事件.
增加减税的基础
The capital gain (or loss) in selling a home is determined through a two-part calculation. 第一个, the selling price is reduced by direct selling costs, including certain fees and closing costs, 房地产佣金, and certain costs that the seller pays for the buyer. (The amount of any mortgage pay-off is not relevant for determining capital gains.)这就产生了 量意识到，然后被 调整后.
The basis of your home is the amount you paid for it, including certain costs related to the purchase, plus the costs of improvements that are still part of your home at the date of sale. 在一般情况下, qualified improvements include new construction or remodeling, such as a room addition or major kitchen remodel, as well as repair-type work that is done as part of a larger project. 例如, replacing a broken window would not increase your basis, but replacing the window as part of a project that includes replacing all windows in your house would be eligible. This basis is adjusted by adding certain payments, 扣除, and credits such as tax 扣除 and insurance payments for casualty losses, tax credits for energy improvements, and depreciation for business use of the home. (见下面的假设例子.)
假设的例子
Pete and Joanne purchased their home for $100,000 in 1985 and sold it for $800,000 in 2024.
This is how their capital gains might be calculated.
| 资本利得 | 基础 |
|---|---|
售价80万美元 |
10万美元购买价 |
– $50,000 direct selling costs |
+ 8000美元的购买成本 |
已实现75万美元 |
+ 52,000美元的改进 |
-调整后15万美元 |
共计16万美元 |
60万美元资本利得 |
- 1万美元太阳能信贷 |
– $500,000 capital gains exclusion |
15万美元调整基础 |
10万美元的应税收益 |
At a 15% rate — which applies to most taxpayers —
this would cost $15,000 in federal capital gains taxes.
This hypothetical example of mathematical principles is for illustration purposes only. 实际结果会有所不同.
继承房产
Upon the death of a homeowner, the basis of the home is 加强了 (increased) to the value at the time of death, which means that the heirs will only be liable for future gains. In community property states, this usually also applies to a surviving spouse. 在其他州, the basis for the surviving spouse is typically increased by half the value at the time of death (i.e., the value of the deceased spouse’s share).
Determining the capital gain on a home sale is complex, so be sure to consult your tax advisor. For more information, see IRS Publication 523 卖掉你的房子.