Learn How to Calculate Capital Gains Tax

Understanding Capital Gains and How They Work

A capital gain occurs when you sell an asset for more money than you paid for it. Assets include stocks, bonds, real estate, artwork, collectibles, and other property you own. The difference between what you paid (called your basis or cost basis) and what you received when you sell (called the sale price) is your capital gain.

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For example, suppose you bought 100 shares of stock for $50 per share, spending $5,000 total. Two years later, you sell those shares for $75 per share, receiving $7,500. Your capital gain is $2,500 ($7,500 minus $5,000). The IRS considers this $2,500 as income that may be subject to capital gains tax.

Capital gains can also be negative, which is called a capital loss. If you bought those 100 shares for $5,000 but sold them for $4,000, you would have a capital loss of $1,000. Capital losses can reduce the amount of capital gains you owe taxes on, and in some situations, they can reduce other types of income as well.

Understanding the basic mechanics of capital gains is important because different types of capital gains are taxed at different rates. Not all asset sales result in capital gains either—some transactions may have different tax treatment depending on what type of property you sold and how long you held it.

Takeaway: A capital gain is simply the profit you make when selling an asset. To find your gain, subtract what you paid for the asset from what you received when you sold it. Keep detailed records of both purchase prices and sale prices for all assets you own.

The Difference Between Short-Term and Long-Term Capital Gains

The IRS divides capital gains into two categories based on how long you owned the asset before selling it. This time period—called the holding period—directly affects the tax rate you pay on your gain.

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Short-term capital gains occur when you sell an asset you owned for one year or less. These gains are taxed as ordinary income, meaning they're subject to the same tax rates as wages, salary, and other regular income. If you're in the 24% federal income tax bracket, your short-term capital gains are also taxed at 24%. For most people, short-term capital gains rates range from 10% to 37%, depending on their total income for the year.

Long-term capital gains occur when you sell an asset you owned for more than one year. These gains receive preferential tax treatment, meaning they're taxed at lower rates than short-term gains. For federal income tax purposes, most long-term capital gains are taxed at 0%, 15%, or 20%, depending on your income level. These lower rates apply regardless of your regular income tax bracket. For 2024, the 0% rate applies to single filers with income up to about $47,025, the 15% rate applies to income between roughly $47,026 and $518,900, and the 20% rate applies to income above approximately $518,900.

The holding period calculation begins the day after you purchase the asset and ends on the day you sell it. For example, if you bought stock on March 15, 2023, and sold it on March 15, 2024, you would meet the one-year holding period requirement, and your gain would be long-term. If you sold on March 14, 2024, it would be short-term.

Takeaway: Holding an investment for more than one year before selling typically results in lower tax rates on your gains. This difference can be significant—the same $10,000 gain might be taxed at $2,400 (24% short-term rate) or $1,500 (15% long-term rate) depending on the holding period. Track the purchase date of every investment to determine whether your gains are short-term or long-term.

Calculating Your Cost Basis Accurately

Your cost basis is the original price you paid for an asset, and calculating it correctly is essential for determining your capital gain or loss. Many people think basis is simply the purchase price, but it can include other costs as well.

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For stocks and mutual funds, your basis generally includes the price per share multiplied by the number of shares purchased, plus any broker fees or commissions paid to buy the shares. If you reinvest dividends back into the fund automatically, you must add the cost of those dividend shares to your basis as well. Ignoring reinvested dividends is a common mistake that leads to overpaying capital gains taxes.

For real estate, your basis includes the purchase price plus the costs of buying the property, such as legal fees, title insurance, and recording fees. It can also include the cost of improvements you made to the property, such as adding a new roof, constructing a deck, or finishing a basement. However, routine maintenance and repairs do not increase your basis. If you inherited the property, your basis is the fair market value of the property on the date the previous owner died, not what they originally paid for it.

For inherited assets generally, the IRS allows something called a "step-up in basis." This means your cost basis becomes the fair market value on the date of the previous owner's death, which usually eliminates most or all of the gain that occurred during the previous owner's lifetime. This is a significant tax advantage for inherited property.

If you buy an asset in multiple transactions at different prices, you must track each purchase separately. If you later sell only part of your holdings, you must identify which specific shares or units you're selling to calculate your gain or loss accurately. You can use several methods to identify which shares you're selling: first in, first out (FIFO), last in, first out (LIFO), average cost, or specific identification. The method you choose affects your tax bill, so documenting your choice matters.

Takeaway: Gather all documents related to your purchase, including purchase confirmation, broker statements showing fees, and records of any reinvested dividends or property improvements. For assets purchased in multiple transactions, create a detailed list showing the date, price, and quantity for each purchase. This documentation protects you in case of an IRS audit.

Reporting Capital Gains on Your Tax Return

Reporting capital gains on your federal income tax return involves using specific IRS forms and schedules. Understanding which forms to use and how to complete them correctly ensures you pay the appropriate amount of tax.

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The primary form for reporting capital gains is Schedule D (Form 1040), titled "Capital Gains and Losses." On this form, you list each transaction separately, showing the date acquired, date sold, sales price, cost basis, and gain or loss. You then total all your short-term capital gains and losses separately from your long-term gains and losses. If you have a net short-term capital loss, you can use up to $3,000 of it to offset other types of income in the current year. Any remaining loss can be carried forward to future tax years. The rules for long-term capital losses are similar.

If you have many transactions, you may also complete Form 8949 (Sales of Capital Assets) first, which provides more space for listing individual sales. Your broker typically provides a statement showing these transactions, and many brokers now report the information directly to the IRS on Form 1099-B.

After calculating your net capital gain or loss on Schedule D, you transfer this amount to your main Form 1040. Long-term capital gains are entered in a specific section that receives the preferential lower tax rates mentioned earlier. Short-term gains are combined with your regular income and taxed at your ordinary rate.

State tax returns may also require reporting capital gains, and state tax treatment varies. Some states tax capital gains like regular income, while others apply special rates or exemptions. A few states have no capital gains tax at all. You'll need to research your specific state's rules when filing your state return.

If your total capital gains are substantial, you may also owe the Net Investment Income Tax, which is an additional 3.8% tax on net investment income for high-income taxpayers. This applies to single filers with modified adjusted gross income over $200,000 or married couples filing jointly with income over $250,000.

Takeaway: Organize your transaction records chronologically and identify each as short-term or long-term before beginning your tax return. Use