---
title: "Capital Gains Tax Calculator 2026: Short & Long-Term, Home Sales | TaxWren"
description: "Estimate 2026 capital gains tax on stocks, crypto, property or a home sale: 0%, 15% or 20% long-term rates, short-term rates, the 3.8% NIIT and state tax."
url: https://taxwren.com/capital-gains-tax-calculator
---

2026 tax year · updated Oct 10, 2026

# Capital gains tax calculator

Tax on selling stocks, crypto, property or your home in 2026: federal 0/15/20% or ordinary rates, the 3.8% net investment income tax and your state's tax.

Tax on this gain

15.0% of the gain

$3,000

Gain $20,000 · you keep $17,000

- Federal capital gains tax: $3,000
- Net investment income tax (3.8%): $0
- State income tax on the gain: $0

Long-term gain taxed at 0% on $0, 15% on $20,000, 20% on $0.

What this estimate assumes

-   Gains taxed in the year of sale; no capital losses, carryovers or the home-sale exclusion
-   Standard deduction; other income treated as ordinary income
-   Texas has no income tax on capital gains

Estimate for information only, not tax advice.

## 2026 long-term capital gains brackets

Long-term rates apply to assets held more than one year. The rate depends on your total taxable income, with the gain stacked on top of your other income.

| Filing status | 0% up to | 15% up to | 20% above |
| --- | --- | --- | --- |
| Single | $49,450 | $545,500 | $545,500 |
| Married filing jointly | $98,900 | $613,700 | $613,700 |
| Head of household | $66,200 | $579,600 | $579,600 |

Taxable income thresholds, after the standard deduction. Source: [IRS Rev. Proc. 2025-32 section .03 (maximum capital gains rate amounts)](https://www.irs.gov/pub/irs-drop/rp-25-32.pdf).

## Holding period matters

A single filer with $60,000 of wages who sells an investment for a $20,000 profit pays $2,168 of federal tax if it was held more than a year, and $3,750 if it was held a year or less: a difference of $1,583 just from waiting.

## Selling your home

A married couple in California with $150,000 of other income who sells their home for a $400,000 gain owes $0: the $500,000 main home exclusion covers the whole gain. Without it, the same sale would be taxed as a long-term gain. Source: [IRS Topic 701, Sale of your home](https://www.irs.gov/taxtopics/tc701).

## State taxes on capital gains

Most states tax capital gains as ordinary income at their regular rates, which this calculator applies. Alaska, Florida, Nevada, New Hampshire, South Dakota, Tennessee, Texas, Wyoming do not tax them. Some states give partial exclusions that we do not model; their rules are noted on our [state pages](/states).

Net investment income tax: [IRS Topic 559, Net investment income tax](https://www.irs.gov/taxtopics/tc559). See our [methodology](/methodology).

## Frequently asked questions

### What are the 2026 long-term capital gains tax rates?

0%, 15% or 20%, depending on your taxable income. For single filers, 0% applies up to $49,450 of taxable income, 15% up to $545,500, and 20% above that. For married couples filing jointly the limits are $98,900 and $613,700.

### How are short-term capital gains taxed?

Gains on assets held one year or less are taxed as ordinary income, at the same 10% to 37% rates as wages.

### What is the net investment income tax?

An extra 3.8% on investment income, including capital gains, once your modified AGI is above $200,000 (single) or $250,000 (married filing jointly).

### Do I pay capital gains tax when I sell my house?

Not on the first $250,000 of gain ($500,000 for married couples filing jointly) if you owned and lived in the home for at least two of the five years before the sale. Gain above that is taxed as a long-term capital gain.

### Which states do not tax capital gains?

States without an income tax on these gains: Alaska, Florida, Nevada, New Hampshire, South Dakota, Tennessee, Texas, Wyoming. Washington taxes some large long-term gains under a separate tax. Most other states tax capital gains as ordinary income.