Column: Understanding the Home Sale Capital Gains Exclusion

The home sale capital gains exclusion is a valuable tax provision that has aided many Americans in their home-buying journeys. It allows homeowners to upsize, downsize, or right-size their living situations without incurring capital gains taxes on their profits. This exclusion recognizes that homeowners often need to adjust their circumstances, and taxing profits from home sales would impose an unfair burden. THE IMPORTANCE OF HOMEOWNERSHIP Homeownership is widely acknowledged as a key pathway to financial stability and generational wealth in the United States. Taxing homeowners on profits from the sale of their homes—when relocating for employment or expanding a family—could create significant financial challenges. This financial strain extends beyond individuals; this could create a decline in home sales, disrupting the real estate market by reducing housing inventory, which is essential for a thriving economy. A high rate of homeownership contributes to overall economic stability. There's a reason it's called the "American Dream." WHO CAN BENEFIT FROM THE EXCLUSION? The capital gains exclusion applies to homeowners who have lived in their primary residence for at least two out of the last five years. Individuals can exclude up to $250,000 in profit from capital gains tax, while married couples filing jointly can exclude up to $500,000. This provision has been in effect for approximately 70 years, with its last adjustment occurring almost 30 years ago in 1997. CONCERNS OVER STATIC THRESHOLDS While the $250,000 and $500,000 thresholds were adequate nearly three decades ago, they have not been adjusted for inflation, leading to challenges for current homeowners. For example, a property purchased in 1960 for $60,000 might now be valued at $800,000. Homeowners should not face penalties for the appreciation of their property just because they didn't sell sooner. FUTURE PROJECTIONS AND MARKET IMPACT Recent studies commissioned by the National Association of REALTORS® reveal a looming challenge for middle-class homeowners regarding the capital gains exclusion. Key findings include: 34% of homeowners (approximately 29 million) may already exceed the $250,000 exclusion cap for single filers. 10% (around 8 million) have potential gains above the $500,000 threshold for married couples. By 2030, it is projected that 56% of homeowners (47 million) will potentially exceed the $250,000 threshold, with nearly 23% (20 million) surpassing the $500,000 cap. By 2035, nearly 70% (59 million) of homeowners could exceed the $250,000 equity threshold, and 38% could surpass $500,000. In eight states, over 40% of homeowners could exceed the $500,000 cap by 2030, increasing to 20 states by 2035.This capital gains cliff will have far reaching economic impacts. Not just for the homeowners themselves, but also the greater economy. While the home sale capital gains exclusion offers substantial benefits, the thresholds need to be updated to reflect current economic conditions. Homeowners should not face potential tax burdens simply for remaining in their homes longer. It is essential for homeowners to consult with tax professionals to understand how these regulations may impact their individual situations. Note: This article is based on personal experience and observations from working with numerous homeowners. It is not intended as tax advice. —Kira Witherwax is a licensed associate real estate broker and member of the National & NYS Association of Realtors®. She is also past president of the Clinton County Board of Realtors®

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Column: Understanding the Home Sale Capital Gains Exclusion

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