Capital Gains Tax Calculator (2026)
Estimate the federal tax on a capital gain from selling stocks, a home, or other investments. Enter your cost basis, sale price, holding period, and other income, and the calculator applies the 2026 rates — ordinary brackets for short-term gains, and the 0%, 15%, or 20% long-term rates for assets held over a year.
Because long-term rates depend on your total taxable income, the gain is stacked on top of your other income to find the right bracket, and the 3.8% Net Investment Income Tax (NIIT) is added for higher earners. The result shows how much you keep and how much holding for the long term could save.
Estimated capital gains tax
$2,250
15% of your $15,000 gain
- Capital gain
- $15,000
- Long-term tax (0/15/20%)
- $2,250
- After-tax gain
- $12,750
Holding long-term saves you $1,050 versus the short-term (ordinary-income) rate.
Estimate only — not tax advice. Uses the 2026 IRS long-term capital-gains brackets and ordinary tax brackets (Rev. Proc. 2025-32) and the 3.8% Net Investment Income Tax (§1411; MAGI thresholds of $200,000 for your filing status, approximated from other income plus the gain). It excludes state capital-gains tax, the Section 121 home-sale exclusion, depreciation recapture, and the qualified-dividend treatment that shares these brackets.
Calculation Formulas
Your gain is the profit on the sale. Held one year or less, it is short-term and taxed as ordinary income; held more than a year, it is long-term and taxed at the preferential 0%, 15%, or 20% rates.
The 0/15/20% rate depends on your total taxable income, not the gain alone. The gain is layered above your other income, so part of it can fall in the 0% band and part in the 15% band — the calculator splits it correctly.
Example:
A single filer with $80,000 of other income realizing a $15,000 long-term gain pays 15% on it, since their income sits above the $49,450 zero-rate ceiling.
Key Figures
| Figure | Value | Description |
|---|---|---|
| 2026 long-term rates | 0% / 15% / 20% | 0% up to $49,450 single / $98,900 MFJ; 20% above $545,500 single / $613,700 MFJ (Rev. Proc. 2025-32). |
| Net Investment Income Tax | 3.8% | Added on investment income once MAGI exceeds $200,000 (single/HoH) or $250,000 (MFJ). Statutory, not inflation-indexed. |
| Short-term rate | Ordinary income | Gains on assets held a year or less are taxed at your ordinary 10–37% bracket rate. |
Note: Results are estimates for planning purposes. Rates, fees, taxes, and insurance vary by lender and location — confirm exact figures with a licensed professional before making financial decisions.
Standards & Sources
Last verified: August 2026
- Preferential long-term rates
Long-term gains and qualified dividends are taxed at 0%, 15%, or 20% based on taxable income — well below ordinary rates for most filers, which is the core reason holding period matters so much.
- Net Investment Income Tax (IRC §1411)
A 3.8% surtax applies to investment income for higher earners, on the lesser of net investment income or the amount of MAGI over the threshold. The thresholds have been fixed since 2013 and are not adjusted for inflation.
- Scope of the estimate
The result is federal only and excludes state capital-gains tax, the Section 121 exclusion on a primary-home sale (up to $250k/$500k of gain), depreciation recapture on real estate, and capital-loss carryforwards. Confirm with a tax professional.
How to Use This Calculator
- Enter what you paid (cost basis) and what you sold it for (sale price).
- Choose the holding period — short-term (one year or less) or long-term (more than a year).
- Enter your other taxable income and filing status, which determine the rate your gain falls into.
- Read your capital gains tax, the effective rate on the gain, and how much less you would owe by holding long-term.
Frequently Asked Questions
What is the difference between short-term and long-term capital gains?
An asset held one year or less produces a short-term gain, taxed at your ordinary income rate (up to 37%). Held more than a year, it is a long-term gain, taxed at the lower 0%, 15%, or 20% rates — which is why holding period matters so much.
What are the 2026 long-term capital gains rates?
For 2026, single filers pay 0% on long-term gains up to $49,450 of taxable income, 15% up to $545,500, and 20% above that; for married filing jointly the breakpoints are $98,900 and $613,700 (Rev. Proc. 2025-32). The rate depends on your total taxable income, not the gain alone.
What is the Net Investment Income Tax (NIIT)?
It is an extra 3.8% tax on investment income for higher earners, applied when your modified adjusted gross income exceeds $200,000 (single) or $250,000 (married filing jointly). It is charged on the lesser of your net investment income or the amount of income over the threshold.
Do I owe capital gains tax when I sell my house?
Often not. The Section 121 exclusion lets you exclude up to $250,000 of gain ($500,000 if married filing jointly) on the sale of a primary home you have owned and lived in for two of the last five years. This calculator does not apply that exclusion, so subtract it from your gain first for a home sale.
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