When selling your home, you might be thinking it’s best to get it over as quickly as possible so you can get on with the new chapter in your life… in your new home or town.
But one thing you’ll want to check on is whether you have to deal with the tax man or not. With some exceptions, if you made a profit on the sale of your home, you may be required to pay capital gains taxes.
Having some understanding of the pertinent Oregon tax rules can help you minimize your tax bill. Full disclosure, I am not a CPA or tax pro and am not giving tax advice. I am just writing this to give you the information you need to understand the possible tax implications of selling your home in Roseburg.
The Likelihood of Paying Taxes on the Sale of Your Home
Chances are that your home has appreciated quite significantly over the past few years here in Douglas County OR. That means you’ll likely get a nice large payday when selling your home in Roseburg, but you might also owe the IRS money for the profits you just earned on the sale… especially if it’s not your primary residence.
There are exceptions, but it is important to remember that your home is an asset and is subject to capital gains taxes. The biggest question I get from most home sellers I work with is whether they’ll have to pay federal capital gains taxes on the profit.
Capital gains: The amount of money you make from selling capital assets – property like homes, cars, investments, and other high-value items.
It is also important to consider that home prices rose dramatically between 2020 and 2022. And that means your home probably experienced significant capital gains. So, yes, it’s very likely that you will have to pay taxes when you sell your home. (See exceptions below)
How Capital Gains Taxes Work
Now, let’s look at how capital gains taxes work and how they apply when selling your home.
A capital gains tax is a tax placed on any profits earned when a capital asset is sold. The IRS considers almost everything you own and use for personal or investment purposes to be a capital asset.
These taxes are due on the tax deadline after the asset is sold, and it applies to investments like stocks, bonds, and real estate.
In addition, the IRS has two categories for capital asset gains: short-term gains and long-term gains. When it comes to selling your home, it can make quite a difference.
If you have lived in your home for less than one year, you’ll have a short-term gain, which, in Oregon reaches 9.9%. If you’ve lived in your home for a year or longer, the gain is considered long-term. When you sell your home, then, “the capital gains tax depends primarily on how long you’ve owned the home and your income.
If you have a short-term gain, you’ll be taxed at whatever your normal tax bracket is. A long-term capital gain is taxed differently. Long-term gain is taxed at a rate of 0%, 15%, 20%, or 28%. These rates will vary according to your income and tax filing status.
** Ask your CPA if you meet the conditions that would allow you to exclude the first $250,000 to $500,000 from the sale of your home and avoid paying taxes on it altogether.
How to Avoid Capital Gains Tax
When selling your home, you may indeed be subject to capital gains taxes, but the IRS does allow certain exclusions or exceptions, as I mentioned earlier. Here’s how you may qualify as a home seller.
According to my CPA, if you meet certain requirements, you can exclude $250,000 from the sale of your home. That number increases to $500,000 if you’re married and filing jointly.
To qualify for this exclusion, you’ll have to meet these criteria:
- You’ve owned the home for at least two years during the past five years prior to the sale (this doesn’t have to be continuous).
- If you’re married and filing jointly, only one spouse needs to meet this requirement.”
- The home was your principal residence for a minimum of two of the five years prior to the sale. For those married and filing jointly, both spouses must meet this requirement.
- You haven’t sold another home during the two years before the sale, or — if you did — you didn’t take the exclusion of gain earned from it.
**Real Estate Investors** If you are selling an investment property, you should look into a 1031 tax-deferred exchange. There are certain rules that go along with this option, but it might be just what you need.
If you think you may qualify for either of these options, be sure to consult your Roseburg agent, give me a call at 541-643-1131, and call your tax professional.
Special Circumstances Tax Exclusion
So what if you don’t meet the criteria above? Are you out of luck? Even if you don’t meet the requirements for the exclusion, you still may be able to claim a full or partial exception on selling your home in Roseburg.
The special qualifying circumstances here include . . .
- Gaining ownership of the home during a separation/divorce
- If your spouse died during your ownership of the home
- Owning a “remainder interest” in the home when selling
- Having your previous home condemned
- Being a service member during your ownership of the home
- Releasing the home in a “like-kind” exchange
Calculating Oregon Capital Gains Tax
If you’re selling your home, you want to calculate your possible capital gains tax before getting to the closing table. Preparation is your best tool.
You’ll want to know whether you qualify for the capital gains exemption or accurately calculate your capital tax burden. Here’s how you determine the cost basis for the home.
The cost basis is basically the amount you spent to buy the home (known as the acquisition cost), plus any money you spent on improvements over the years. For example, if you bought the house for $350,000 and spent $50,000 on home improvements, your cost basis is $400,000.
At this point, you can add the purchase price of the home, minus certain selling fees you paid for things like closing costs, service fees, and real estate agent commissions. Then you can subtract your cost basis from any money you earned from the sale. This will tell you the amount that is subject to capital gains tax (yield).
Get Professional Assistance
If this capital gains tax business seems complex and complicated, that’s because it is:) I certainly do not claim to be a tax professional, I have just learned enough over the years to explain it a bit… and prepare for our own personal sales.
So when selling your home be sure to consult a tax professional and an experienced Roseburg. I would be happy to guide you through the basics to help you achieve your goals when you sell your home.
If you have concerns about the tax implications of selling your home in Roseburg, be sure to contact us today at 541-643-1131.