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Quick answer — California home sale capital gains
Gain = sale price − selling costs − basis. Qualified main homes exclude up to $250k (single) / $500k (married) federally, then federal 0/15/20% LTCG plus 3.8% NIIT when income is high. California taxes remaining taxable gain as ordinary income (~9.3% planning (up to 13.3%) in this tool). Demo: $650,000 sale → $71,000 taxable → $17,253 total tax ($10,650 federal + $6,603 CA). Sell $788,470 / bought $53,000 (main home) → about $118,415 total in the long-held CA example.
Free california capital gains tax calculator for home, condo, and rental sales — federal brackets, Section 121, depreciation recapture, and a CA planning line locked for California.
Last updated October 9, 2026 · Not tax advice · All-state hub
Educational estimates for 2026 planning. Confirm withholding, residency, and bracket placement with a CPA or enrolled agent before closing.
Plus your buying closing costs
Additions, roof, remodels
6.0% of price ·
More than 1 = long-term
Of the last 5 years
After deductions, without the sale
State: California — ~9.3% planning (up to 13.3%)
Only for the cash-to-you figure — it does not change the tax
Estimated tax on this sale
$17,253
5.4% of your $321,000 gain · federal $10,650 · state $6,603
Taxable gain
$71,000
You keep after tax
$593,747
| Sale price − selling costs | $611,000 |
| Adjusted basis | −$290,000 |
| Capital gain (long-term, 12 years) | $321,000 |
| Section 121 exclusion | −$250,000 |
| Taxable gain | $71,000 |
| Long-term gain: $71,000 × 15% | $10,650 |
| State tax: $71,000 × 9.30% | $6,603 |
| Total tax | $17,253 |
Where the $650,000 sale price goes
What this means for you
Estimate for tax year 2026. MAGI for the NIIT is approximated as taxable income + standard deduction + taxable gain. State tax uses a flat planning rate; city taxes (e.g. NYC) are not included. Not tax advice.
Computed with ~9.3% planning (up to 13.3%) on federal taxable gain. Selling costs ~6% where noted in presets.
| Scenario | Gain | Taxable | Federal | CA | Total |
|---|---|---|---|---|---|
Single, main home, 12 yrs Single filer sells a main home bought for $250,000 (plus $40,000 of improvements) for $650,000 after 12 years, with $85,000 of other taxable income. | $321,000 | $71,000 | $10,650 | $6,603 | $17,253 |
California, bought $53k Single California homeowner sells for $788,470 a home bought decades ago for $53,000; $60,000 of other taxable income. | $688,162 | $438,162 | $77,666 | $40,749 | $118,415 |
Married, main home Married couple sells their home of 15 years for $1,200,000; they paid $420,000 and spent $80,000 on improvements; $150,000 of other taxable income. | $634,000 | $134,000 | $22,616 | $12,462 | $35,078 |
Rental with depreciation Married couple sells a rental bought for $300,000 for $450,000 after 8 years; $80,000 of depreciation was claimed; $120,000 of other taxable income. | $183,000 | $183,000 | $36,288 | $17,019 | $53,307 |
State rate on gains: California taxes capital gains as ordinary income — the federal 0% / 15% / 20% long-term brackets do not apply at the state level.
Top marginal rate: 12.3% base plus 1% Mental Health Services Tax on taxable income over $1 million (13.3% combined on that slice).
Planning rate in this tool: 9.3% applied to federal taxable gain after Section 121 — a mid–high planning estimate; your actual CA marginal rate may differ.
Federal exclusion still matters: The $250,000 / $500,000 Section 121 exclusion reduces federal taxable gain first, which also reduces the gain subject to California tax in this model.
Tax is on gain, not sale price. California taxes capital gains as ordinary income — there is no preferential state LTCG rate like the federal 0/15/20% brackets.
1. Amount realized
Sale price − selling expenses (commission, title, transfer tax, legal)
2. Adjusted basis
Purchase price + closing costs + improvements − depreciation
3. Gain
Amount realized − adjusted basis
4. Taxable gain
Gain − Section 121 exclusion ($250k / $500k, never covering depreciation)
5. Federal tax
Stack on taxable income: depreciation at ordinary rates ≤ 25%, then 0/15/20% (or ordinary rates if held ≤ 1 year)
6. NIIT + state
3.8% × lesser of taxable gain or MAGI over threshold, plus state rate × taxable gain
California capital gains snapshot
California taxes capital gains as ordinary income — there is no preferential state LTCG rate like the federal 0/15/20% brackets.
High earners may face up to 13.3% California tax on gains after the federal primary-residence exclusion. This page uses a 9.3% planning rate; your marginal CA rate may be lower or higher. Escrow withholds 3⅓% of the sale price unless you certify an exemption (such as a qualifying main home) on Form 593.
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