Navigating Capital Gains Tax In A Skyrocketing Real Estate Market

In a real estate market where prices are skyrocketing, selling a property can yield significant financial gains. According to a recent report from Bankrate, the supply of U.S. homes has been constrained in recent years, and while it has created a grueling market for buyers, owners and potential sellers are benefiting in the form of appreciation. In fact, according to Construction Coverage, U.S. home values grew by over 100% over the past decade, with some cities and towns seeing over a 200% jump.

With that said, due to capital gains tax, profits from a sale may not entirely end up in your pocket. Capital gains tax is a levy on the profit made from the sale of non-inventory assets, including real estate. Understanding how this tax applies, especially to the sale of a primary residence, is crucial for homeowners looking to sell.

What Is Capital Gains Tax?

Capital gains tax is a tax on the profit realized on the sale of a non-inventory asset that was purchased at a lower price. The most common capital gains are realized from the sale of stocks, bonds, precious metals, and property. For real estate, this tax can apply to second homes, investment properties, and under certain conditions, your primary residence.

Understanding Primary Residence Rules

The Internal Revenue Service provides some relief from capital gains tax if the property sold was your primary residence. To qualify, you must have owned the home and used it as your main residence for at least two of the five years immediately preceding the sale.

Exclusion Limits

• Single Filers: If you're single, you can exclude up to $250,000 of the capital gains from the sale of your primary residence from your income.
• Married Couples Filing Jointly: For married couples filing jointly, the exclusion doubles to $500,000.

It's important to note that these exclusions only apply if the property sold was your primary residence for the required period.

When Does Capital Gains Tax Apply?

1. Selling a Second Home or Investment Property: The sale of second homes or investment properties does not qualify for the primary residence exclusion, making the full gain subject to capital gains tax.
2. Primary Residence Not Meeting Exclusion Criteria: If you haven't lived in your home for at least two of the past five years as your primary residence, the sale may be fully taxable.
3. Gains Exceeding Exclusion Limits: If your profit from the sale of your primary residence exceeds the $250,000/$500,000 exclusion limit, the excess is subject to capital gains tax.

Calculating Capital Gains

To calculate your capital gains, subtract the purchase price of the property (plus any improvements) from the selling price. For example, if you bought your home for $300,000, spent $50,000 on renovations, and sold it for $600,000, your capital gain would be $250,000.

Tax Rates For Capital Gains

Capital gains tax rates vary based on your income level and the duration you've held the asset. Long-term capital gains, from assets held for more than a year, are taxed at lower rates than short-term gains.

• Short-Term Capital Gains: Taxed at your regular income tax rate.
• Long-Term Capital Gains: Taxed at 0%, 15%, or 20%, depending on your taxable income.

Strategies To Minimize Capital Gains Tax

• Live in the Property for at Least 2 Years: Ensure the property is your primary residence for at least two of the five years before the sale.
• Keep Records of Home Improvements: Keep detailed records of any home improvements, as these can be added to the property's cost basis, potentially reducing the taxable gain.
• 1031 Exchange: For investment properties, consider a 1031 exchange , which allows you to defer capital gains taxes by reinvesting the proceeds into another investment property.

Navigating capital gains tax in a booming real estate market requires understanding the laws and planning ahead. By familiarizing yourself with the rules surrounding the sale of your primary residence and other real estate assets, you can make informed decisions that optimize your financial outcome. Always consult with a tax professional to ensure compliance and strategize effectively for your specific situation.

Understanding capital gains tax can seem daunting, but armed with the right information, homeowners and investors can navigate these waters successfully, maximizing their profits while minimizing their tax obligations.

By Sara Stanich, Contributor