Seller net sheet · Tax-aware estimate
Home Sale Proceeds Calculator
Estimate the cash left after selling costs and mortgage payoff, then keep cash proceeds separate from taxable gain. Fine-tune basis, improvements, depreciation, and a potential home-sale exclusion.
Quick estimate
Estimate home-sale net proceeds
Estimated net proceeds after federal tax
$443,250$450,000 before estimated federal home-sale taxNet proceeds
$443,250Selling costs
$50,000Mortgage payoff
$300,000Federal tax
$6,750A settlement statement, mortgage payoff quote, ownership/use history, depreciation, nonqualified use, and state tax can materially change the result.
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How this calculator works
Cash proceeds and taxable gain answer different questions. Cash proceeds subtract selling costs and debt payoff from the sale price. Gain subtracts selling expenses and adjusted tax basis. Mortgage principal affects cash but does not determine gain.
Adjusted basis
Basis generally starts with purchase price, adds eligible acquisition costs and capital improvements, and is reduced by depreciation allowed or allowable. Repairs that merely maintain the home usually are not capital improvements.
Main-home exclusion
Eligible taxpayers may exclude up to $250,000 of gain, or up to $500,000 for certain joint returns. The full exclusion generally depends on ownership, residence, and prior-exclusion tests. Partial exclusions, nonqualified use, divorce, military service, rental conversion, and surviving-spouse rules require the Publication 523 worksheets.
Depreciation stays separate
Gain attributable to depreciation after May 6, 1997 generally cannot be excluded under Section 121. The calculator separates entered depreciation and applies a 25% planning rate, while other taxable long-term gain uses the rate you enter.
Reconcile the original settlement statement, improvement invoices, depreciation schedules, expected seller charges, and a current payoff quote. A small basis error can create a large tax error.
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Worked example
A home sells for $800,000 with $50,000 of selling costs and a $300,000 payoff, leaving $450,000 before tax. If adjusted basis is $455,000 with no depreciation, realized gain is $295,000.
An eligible single seller could exclude $250,000, leaving $45,000 of taxable gain. The mortgage changed cash proceeds but not the $295,000 gain calculation.
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Questions people ask
How much money will I get after selling my house?
Subtract seller closing costs, commissions or agent compensation, mortgage and lien payoffs, concessions, and estimated tax from the sale price. The final settlement statement controls.
Does paying off the mortgage reduce capital gain?
No. It reduces cash proceeds but generally does not reduce taxable gain. Gain is based on amount realized minus adjusted basis.
Can I exclude $500,000 of gain?
Certain married couples filing jointly can qualify for up to $500,000 when ownership, use, and look-back conditions are satisfied. It is not automatic for every joint sale.
Do renovations increase basis?
Capital improvements that add value, prolong useful life, or adapt property to new uses may increase basis. Ordinary repairs usually do not unless part of a larger improvement.
Is a loss on my main home deductible?
Generally, a loss on the sale of a personal main home is not deductible. Business or rental portions can involve different rules.
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Sources and model basis
This calculator is for tax year 2026 — the return filed in early 2027. Rates, brackets, deductions and limits are the ones in force for 2026, including changes enacted during 2026 that apply retroactively to the whole year. It does not estimate any other year.
Published rules and formulas are linked below. Values supplied by the visitor remain scenario inputs, not factual claims.
- IRS Publication 523: Selling Your HomeEligibility, exclusion, basis, selling expenses, depreciation, and worksheets
- IRS Topic 701: Sale of your homeOwnership/use tests and $250,000/$500,000 exclusion overview
- IRS Topic 409: Capital gains and lossesGeneral capital-gain reporting context