Calculate 2026 capital gains tax on stocks, crypto and property. Federal 0/15/20%, NIIT, depreciation recapture and all 51 state rates.
What you originally paid. Do not subtract depreciation here — enter it below and we adjust the basis for you.
Leave blank to use the table. Fill it in if you know your actual marginal rate — states with graduated brackets are listed at their top rate.
Long-term rate reflects each state's capital gains treatment; ordinary rate is its top marginal income tax rate. Sources: Tax Foundation 2026 state rates, plus each state's own capital gains statute.
| State | Long-term | Ordinary |
|---|---|---|
| Alabama | 5.00% | 5.00% |
| Alaska | 0.00% | 0.00% |
| Arizona | 1.88% | 2.50% |
| Arkansas | 1.95% | 3.90% |
| California | 13.30% | 13.30% |
| Colorado | 4.40% | 4.40% |
| Connecticut | 6.99% | 6.99% |
| Delaware | 6.60% | 6.60% |
| District of Columbia | 10.75% | 10.75% |
| Florida | 0.00% | 0.00% |
| Georgia | 5.19% | 5.19% |
| Hawaii | 7.25% | 11.00% |
| Idaho | 5.30% | 5.30% |
| Illinois | 4.95% | 4.95% |
| Indiana | 2.95% | 2.95% |
| Iowa | 3.80% | 3.80% |
| Kansas | 5.58% | 5.58% |
| Kentucky | 3.50% | 3.50% |
| Louisiana | 3.00% | 3.00% |
| Maine | 7.15% | 7.15% |
| Maryland | 6.50% | 6.50% |
| Massachusetts | 5.00% | 9.00% |
| Michigan | 4.25% | 4.25% |
| Minnesota | 9.85% | 9.85% |
| Mississippi | 4.00% | 4.00% |
| Missouri | 0.00% | 4.70% |
| Montana | 4.10% | 5.65% |
| Nebraska | 4.55% | 4.55% |
| Nevada | 0.00% | 0.00% |
| New Hampshire | 0.00% | 0.00% |
| New Jersey | 10.75% | 10.75% |
| New Mexico | 3.54% | 5.90% |
| New York | 10.90% | 10.90% |
| North Carolina | 3.99% | 3.99% |
| North Dakota | 1.50% | 2.50% |
| Ohio | 2.75% | 2.75% |
| Oklahoma | 4.50% | 4.50% |
| Oregon | 9.90% | 9.90% |
| Pennsylvania | 3.07% | 3.07% |
| Rhode Island | 5.99% | 5.99% |
| South Carolina | 3.36% | 6.00% |
| South Dakota | 0.00% | 0.00% |
| Tennessee | 0.00% | 0.00% |
| Texas | 0.00% | 0.00% |
| Utah | 4.50% | 4.50% |
| Vermont | 5.25% | 8.75% |
| Virginia | 5.75% | 5.75% |
| Washington | 7.00% | 0.00% |
| West Virginia | 4.82% | 4.82% |
| Wisconsin | 5.35% | 7.65% |
| Wyoming | 0.00% | 0.00% |
Estimates 2026 US federal capital gains tax (long-term 0/15/20% or short-term ordinary rates), the 3.8% Net Investment Income Tax, unrecaptured Section 1250 gain and state tax. For a state with graduated brackets the figure shown is the TOP marginal rate, so a middle-income filer will usually owe less — enter your own rate to override it. Not tax advice. Verify with the IRS, your state revenue agency or a tax professional.
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Sell an asset for more than you paid and the profit is a capital gain. What you owe on it depends on four things: how long you held it, how much you already earn, which state you live in, and whether depreciation was ever claimed against it. This calculator applies all four to the 2026 rules — the federal 0%, 15% and 20% long-term bands, short-term ordinary rates, the 3.8% Net Investment Income Tax, unrecaptured Section 1250 gain on property, the Section 121 home-sale exclusion, and the actual capital gains treatment in each of the 50 states and DC. It also handles the case most calculators ignore: a sale at a loss, and what that loss is worth to you.
A capital gain is your net sale price minus your adjusted cost basis — what you paid, plus improvements, minus any depreciation you claimed. Holding period sets the rate. Sell within one year and the gain is short-term, taxed as ordinary income at 10% to 37%. Hold longer than a year and it becomes long-term, taxed at a preferential 0%, 15% or 20%. Those long-term bands are not applied to the gain in isolation. They are stacked on top of your other taxable income. For 2026 (IRS Rev. Proc. 2025-32) a single filer pays 0% while total income stays under $49,450, 15% from there to $545,500, and 20% above it. Married filing jointly the thresholds are $98,900 and $613,700; head of household, $66,200 and $579,600; married filing separately, $49,450 and $306,850. A gain can therefore straddle two bands, and the calculator shows the split. Two additions catch people out. The Net Investment Income Tax adds 3.8% once modified AGI passes $200,000 single or $250,000 joint — thresholds fixed in statute since 2013 and never indexed, so more filers cross them every year. And on rental or business property, the depreciation you deducted over the years is clawed back as unrecaptured Section 1250 gain, taxed at your ordinary rate up to a 25% ceiling.
Capital gains formula
Check whether a sale sits in the 0%, 15% or 20% band before you place the order, and whether it drags you over the NIIT threshold.
The one case where depreciation recapture dominates. Enter the depreciation you claimed and see it separated from the rest of the gain.
Apply the $250,000 single or $500,000 joint exclusion, add improvements to your basis, and subtract agent and closing costs.
Crypto is property for US tax purposes, so the same short and long-term rules apply to every sale, swap or spend.
Compare the short-term and long-term cost of the same trade to see what patience is worth.
Model a sale at a loss and see how much offsets your gains, how much comes off ordinary income, and how much carries into next year.
Depreciation lowers your basis and is then recaptured at up to 25% — but only once. Calculators that tax the whole gain at the long-term rate and add 25% on top double-count it, overstating the bill on a rental sale by a quarter or more.
Missouri exempts capital gains outright. Washington's tax skips real estate entirely and only starts above a $278,000 deduction. Seven states exclude a slice of long-term gains, Hawaii caps them at 7.25%, Massachusetts splits long from short, and Montana runs its own two-rate schedule. All of it is modelled.
The home-sale exclusion cannot wipe out depreciation recapture — Section 121(d)(6) carves it out first. On a home with a rented room or an office deduction, that ordering is the difference between owing nothing and owing several thousand dollars.
Sell below your basis and you get a capital loss, not a zero. You see how much offsets ordinary income this year, and how much carries forward.
Every long-term result shows what the same sale would have cost at short-term rates, so the value of waiting past the one-year mark is a number rather than a rule of thumb.
States with graduated brackets are listed at their top marginal rate, which overstates the bill for a middle-income filer. Type your own rate and the calculator uses it instead.
It depends on your other income and how long you held the asset. A single filer earning $80,000 who sells a long-held asset for a $100,000 gain pays 15% federal on it, or $15,000, since the total lands between the $49,450 and $545,500 thresholds — plus $2,470 of NIIT on the amount above $200,000 of combined income, plus state tax. Held under a year, the same gain is ordinary income and the federal bill rises to roughly $23,500.
One year and a day. Sell on or before the one-year anniversary of purchase and the gain is short-term, taxed at your ordinary income rate of 10% to 37%. Sell after and it is long-term, taxed at 0%, 15% or 20%. For most filers that difference is worth between 7 and 17 percentage points, which is why the calculator always shows both.
Often not. Section 121 lets you exclude up to $250,000 of gain, or $500,000 filing jointly, if you owned and lived in the home for at least two of the previous five years. Gain above that is taxed normally. Two caveats: the exclusion is available once every two years, and it never covers depreciation claimed after May 1997 for a home office or rented portion.
A surtax on investment income for higher earners, added by the Affordable Care Act. It applies to the lesser of your net investment income or the amount your modified AGI exceeds $200,000 (single or head of household), $250,000 (married filing jointly) or $125,000 (married filing separately). Those thresholds are written into statute and have never been indexed for inflation, so they capture more people each year.
Every year you own a rental you deduct depreciation, and that lowers your cost basis whether or not you claimed it. When you sell, the portion of the gain equal to that depreciation is unrecaptured Section 1250 gain, taxed at your ordinary rate up to a 25% ceiling rather than at the long-term rate. The remaining gain gets the normal 0/15/20% treatment. Sell a $300,000 property for $500,000 after claiming $100,000 of depreciation and the gain is $300,000, not $200,000.
Alaska, Florida, Nevada, New Hampshire, South Dakota, Tennessee, Texas and Wyoming have no individual income tax, so no tax on gains. Missouri joined them from the 2025 tax year by allowing a 100% deduction for capital gains — the first state to exempt them while keeping an income tax. Washington has no income tax but does levy a separate capital gains excise tax, which excludes real estate and only bites above a $278,000 annual deduction.
Arkansas excludes 50%, South Carolina 44%, North Dakota, New Mexico and Vermont 40%, Wisconsin 30%, and Arizona subtracts 25%. Hawaii caps the long-term rate at 7.25% against an 11% top income tax rate. Massachusetts taxes long-term gains at 5% but short-term at 8.5%. Montana uses a separate two-rate schedule of 3.0% and 4.1%. In every case the break is for long-term gains only.
Long-term rates are 0%, 15% and 20%. For 2026 the 0% band runs to $49,450 of total taxable income for single filers, $98,900 married filing jointly, $66,200 head of household and $49,450 married filing separately. The 15% band runs to $545,500, $613,700, $579,600 and $306,850 respectively, with 20% above. Short-term gains are taxed at ordinary rates from 10% to 37%. Add 3.8% NIIT above the thresholds, and up to 25% on unrecaptured Section 1250 gain.
Yes. Losses offset capital gains dollar for dollar with no limit. If losses exceed gains, up to $3,000 of the excess ($1,500 if married filing separately) comes off your ordinary income each year, and anything still unused carries forward indefinitely. Watch the wash-sale rule: buy back the same or a substantially identical security within 30 days either side of the sale and the loss is disallowed for now.
Hold past one year to reach the preferential rates. Realise gains in a year when your income is low enough to sit in the 0% band. Harvest losses to offset gains. Keep records of improvements, which raise your basis. Use the Section 121 exclusion on a main home. Hold assets inside an IRA or 401(k) where gains are not taxed on sale. For property, a Section 1031 like-kind exchange can defer the gain into the replacement asset.