Client & Broker Resource Center

Capital Gains Calculator

Estimate the federal and New York tax on a capital gain before you sell — so the number that matters, what you keep, is on the table while there is still time to plan around it.

2026 tax year Federal capital gains NIIT New York State New York City resident tax

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Overall Closing CostsBuyer’s Closing CostsSeller’s Closing Costs1031 ExchangeCapital Gains

The transaction

What you originally paid, plus improvements and acquisition costs.
Net of selling costs (commissions, transfer taxes).
Long-term gains get preferential federal rates; short-term gains are taxed as ordinary income.
Your taxable income before this gain. It sets which brackets the gain stacks into.

The estimate

You keep
$0
Effective rate on gain
0%
$0gain

How this is calculated & what it leaves out

This tool estimates the incremental tax created by a single sale — the difference between your tax with and without the gain — using 2026 rates.

  • Long-term federal. Gains on assets held more than one year are stacked on top of your other taxable income and taxed at 0%, 15%, or 20% depending on where they fall.
  • Short-term federal. Gains on assets held one year or less are taxed as ordinary income at your marginal bracket.
  • Net Investment Income Tax. An additional 3.8% applies to investment income once modified AGI exceeds $200,000 (single / head of household), $250,000 (joint), or $125,000 (separate). These thresholds are not indexed to inflation.
  • New York. New York does not give capital gains a preferential rate — they are taxed as ordinary income under the state's brackets (and city brackets, for NYC residents).

Simplifications. The estimate uses taxable income as entered and does not model New York's tax-benefit recapture (supplemental tax), the alternative minimum tax, the 2026 middle-class rate phase-in, or special rates such as the 28% collectibles rate, the 25% unrecaptured §1250 rate on depreciated real estate, qualified small business stock (§1202), §121 home-sale exclusions, §1031 exchanges, or installment-sale treatment. Real planning turns on these details.