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Capital Gains Income Exclusions on the Sale of a Principal Residence

Capital Gains Income Exclusions on the Sale of a Principal Residence

Capital Gains Income Exclusions on the Sale of a Principal Residence

Many persons approaching retirement own real estate that has appreciated significantly over time. If the real estate is used as a primary personal residence, there are tax benefits that can exclude from taxation some or all of the capital gains on the sale of the residence. If you have owned and lived in your principal residence for at least two of the five years before the sale, $500,000 of capital gain is excluded from income for married filing jointly taxpayers ($250,000 for single filers).

However, if the residence has been used in any manner other than as a primary residence, that usage could reduce the tax benefits of the exemption. For example, if the home has been depreciated, a tax could be imposed on the “recapture” of depreciation when the property is sold. Depreciation deductions are typically claimed when a home office deduction or part or all of the property has been rented out. The recaptured depreciation is taxed as income at a 25% maximum tax rate vs. a 20% maximum tax rate for other capital gains. Failing to deduct depreciation when required will not relieve a taxpayer from depreciation recapture upon the sale of the home. It could subject that taxpayer to double taxation on the unrecaptured amount in the case of an audit. See https://www.irs.gov/publications/p523

For upper-income taxpayers, the value of the capital gain exclusion is increased due to the avoidance of a Net Investment Income Tax surcharge of an additional 3.8%. This surcharge is imposed on most dividends, interest, and capital gains for taxpayers whose income exceeds $250,000 for those filing married jointly or $200,00 for single filers. See https://www.irs.gov/newsroom/questions-and-answers-on-the-net-investment-income-tax

Investments in real estate can be an integral part of a financial plan, but there are many complicated tax rules concerning the use of principal residences, home offices, vacation homes, rental properties, like-kind exchanges, and using real estate for gifts or inheritances. Taxpayers should seek the advice of tax and investment professionals regarding the utilization of real estate as part of an overall financial plan.

For a comprehensive review of your personal situation, always consult with a tax or legal advisor. Neither Cetera Advisor Networks LLC nor any of its representatives may give legal or tax advice.

DISCLOSURE:

Investment advisor representative of and securities and investment advisory services offered through Cetera Advisor Networks LLC, member FINRA/SIPC, a broker/dealer, and Registered Investment Advisor. Cetera is under separate ownership from any other named entity. In addition, some Investment advisory services are offered through Fulcrum Wealth Advisors, LLC. Fulcrum Wealth Advisors, LLC is a registered investment advisor in the State of Washington.

Branch Address: 10940 NE 33rd PL., #210 Bellevue, WA 98004 Branch Phone: 877-400-0260

Fulcrum Wealth Advisors
10940 NE 33rd Pl.
Suite #210
Bellevue, WA 98004

(877) 400-0260
info@fulcrumwa.com

Check the background of this investment professional on FINRA's BrokerCheck  →

Registered Representatives offering securities and advisory services through Cetera Advisor Networks LLC (doing insurance business in CA as CFGAN Insurance Agency LLC), member FINRA/SIPC, a broker/dealer and a Registered Investment Adviser.

Individuals affiliated with Cetera firms are either Registered Representatives who offer only brokerage services and receive transaction-based compensation (commissions), Investment Adviser Representatives who offer only investment advisory services and receive fees based on assets, or both Registered Representatives and Investment Adviser Representatives, who can offer both types of services.

Fulcrum Wealth Advisors, LLC is a state of Washington Registered Investment Advisory firm at: 10940 NE 33rd Pl., Suite #210, Bellevue, Washington 98004 United States.

Cetera is under separate ownership from any other named entity. Investment advisory services and tax consulting services are offered through Fulcrum Wealth Advisors, LLC.

This site is published for residents of the United States only. Financial Advisors of Cetera Advisor Networks may only conduct business with residents of the states and/or jurisdictions in which they are properly registered. Not all the products and services referenced on this site may be available in every state and through every advisor listed. For additional information please contact the advisor(s) listed on the site, visit the Cetera Advisor Networks site at: www.ceteraadvisornetworks.com

​Fulcrum Wealth Advisors, LLC is a registered investment adviser in the State of Washington & Texas. We may not transact business in states where we are not appropriately registered, excluded, or exempted from registration. Individualized responses to persons that involve either the effecting of transaction in securities or the rendering of personalized investment advice for compensation, will not be made without registration or exemption.

All investing involves risk, including the possible loss of principal. There is no assurance that any investment strategy will be successful. For a comprehensive review of your personal situation, always consult with a tax or legal advisor. Neither Cetera Advisor Networks LLC nor any of its representatives may give legal or tax advice.

© 2025 Fulcrum Wealth Advisors, LLC. All rights reserved.​

Website design: Radically Distinct

Fulcrum Wealth Advisors
10940 NE 33rd Pl.
Suite #210
Bellevue, WA 98004

(877) 400-0260
info@fulcrumwa.com

Check the background of this investment professional on FINRA's BrokerCheck  →

Registered Representatives offering securities and advisory services through Cetera Advisor Networks LLC (doing insurance business in CA as CFGAN Insurance Agency LLC), member FINRA/SIPC, a broker/dealer and a Registered Investment Adviser.

Individuals affiliated with Cetera firms are either Registered Representatives who offer only brokerage services and receive transaction-based compensation (commissions), Investment Adviser Representatives who offer only investment advisory services and receive fees based on assets, or both Registered Representatives and Investment Adviser Representatives, who can offer both types of services.

Fulcrum Wealth Advisors, LLC is a state of Washington Registered Investment Advisory firm at: 10940 NE 33rd Pl., Suite #210, Bellevue, Washington 98004 United States.

Cetera is under separate ownership from any other named entity. Investment advisory services and tax consulting services are offered through Fulcrum Wealth Advisors, LLC.

This site is published for residents of the United States only. Financial Advisors of Cetera Advisor Networks may only conduct business with residents of the states and/or jurisdictions in which they are properly registered. Not all the products and services referenced on this site may be available in every state and through every advisor listed. For additional information please contact the advisor(s) listed on the site, visit the Cetera Advisor Networks site at: www.ceteraadvisornetworks.com

​Fulcrum Wealth Advisors, LLC is a registered investment adviser in the State of Washington & Texas. We may not transact business in states where we are not appropriately registered, excluded, or exempted from registration. Individualized responses to persons that involve either the effecting of transaction in securities or the rendering of personalized investment advice for compensation, will not be made without registration or exemption.

All investing involves risk, including the possible loss of principal. There is no assurance that any investment strategy will be successful. For a comprehensive review of your personal situation, always consult with a tax or legal advisor. Neither Cetera Advisor Networks LLC nor any of its representatives may give legal or tax advice.

© 2025 Fulcrum Wealth Advisors, LLC. All rights reserved.​

Website design: Radically Distinct

Fulcrum Wealth Advisors
10940 NE 33rd Pl.
Suite #210
Bellevue, WA 98004

(877) 400-0260
info@fulcrumwa.com

Check the background of this investment professional on FINRA's BrokerCheck  →

Registered Representatives offering securities and advisory services through Cetera Advisor Networks LLC (doing insurance business in CA as CFGAN Insurance Agency LLC), member FINRA/SIPC, a broker/dealer and a Registered Investment Adviser.

Individuals affiliated with Cetera firms are either Registered Representatives who offer only brokerage services and receive transaction-based compensation (commissions), Investment Adviser Representatives who offer only investment advisory services and receive fees based on assets, or both Registered Representatives and Investment Adviser Representatives, who can offer both types of services.

Fulcrum Wealth Advisors, LLC is a state of Washington Registered Investment Advisory firm at: 10940 NE 33rd Pl., Suite #210, Bellevue, Washington 98004 United States.

Cetera is under separate ownership from any other named entity. Investment advisory services and tax consulting services are offered through Fulcrum Wealth Advisors, LLC.

This site is published for residents of the United States only. Financial Advisors of Cetera Advisor Networks may only conduct business with residents of the states and/or jurisdictions in which they are properly registered. Not all the products and services referenced on this site may be available in every state and through every advisor listed. For additional information please contact the advisor(s) listed on the site, visit the Cetera Advisor Networks site at: www.ceteraadvisornetworks.com

​Fulcrum Wealth Advisors, LLC is a registered investment adviser in the State of Washington & Texas. We may not transact business in states where we are not appropriately registered, excluded, or exempted from registration. Individualized responses to persons that involve either the effecting of transaction in securities or the rendering of personalized investment advice for compensation, will not be made without registration or exemption.

All investing involves risk, including the possible loss of principal. There is no assurance that any investment strategy will be successful. For a comprehensive review of your personal situation, always consult with a tax or legal advisor. Neither Cetera Advisor Networks LLC nor any of its representatives may give legal or tax advice.

© 2025 Fulcrum Wealth Advisors, LLC. All rights reserved.​

Website design: Radically Distinct