When you sell a stock, you owe taxes on your gain—the
difference between what you paid for the stock and what
you sold it for. The same is true with selling a home (or
a second home), but there are some special considerations.

How to Calculate Gain
In real estate, capital gains are based not on what you paid
for the home, but on its adjusted cost basis. To calculate
this:

1. Take the purchase price of the home: This is the sale
price, not the amount of money you actually contributed
at closing.

2. Add Adjustments:

• Cost of the purchase—including transfer fees,
  attorney fees, inspections, but not points you paid on
  your mortgage.

• Cost of sale—including inspections, attorney’s fee,
  real estate commission, and money you spent to fix
  up your home just prior to sale.

• Cost of improvements—including room additions,
  deck, etc. Note here that improvements do not
  include repairing or replacing something already
  there, such as putting on a new roof or buying a
  new furnace.

3. The total of this is the adjusted cost basis of your home.

4. Subtract this adjusted cost basis from the amount you
sell your home for. This is your capital gain.

A Special Real Estate Exemption for Capital Gains

Since 1997, up to $250,000 in capital gains ($500,000 for
a married couple) on the sale of a home is exempt from
taxation if you meet the following criteria

You have lived in the home as your principal residence
for two out of the last five years.

You have not sold or exchanged another home during the
two years preceding the sale.

Also note that as of 2003, you may also qualify for this
exemption if you meet what the IRS calls “unforeseen
circumstances” such as job loss, divorce, or family
medical emergency.

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