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If you own one or more rental properties and you’re considering selling this year, it’s important to think about the impact capital gains tax on rental property could have on your profit — and on your future goals for that money.

Planning ahead is key to minimizing the hit to your bottom line. So read on for some capital gains tax basics and a few strategies that can help rental property owners lower the tax burden when they decide to sell.

Capital Gains in Real Estate

When you invest in real estate, the expectation (or hope, at least) is usually that when you sell it, you’ll make a nice profit on the deal. It’s one reason so many people have been investing in single-family rental homes in recent years.

You may already have a plan for how you’ll use that profit — to make another investment, for example, or to put toward your retirement. But if the value of the property has increased substantially during the time you’ve owned it, you should also be prepared to hand over some of your gains to the IRS to cover the capital gains tax.

What Is a Capital Gain?

When you determine how much a house is worth, find a buyer, and sell a capital asset for more than you paid for it, the increase in value is referred to as a capital gain.

Capital gains taxes are the taxes you pay on the profit you made because of that increase in value. The tax isn’t applied while you own the asset — in this case a rental property. It hits only when you profit from the sale.

Short-Term vs. Long-Term Capital Gains

The length of time you owned the property before selling it determines whether your profit is a short-term or long-term capital gain. This distinction can make a significant difference in how, and how much, your gains are taxed.

•  Short-term capital gains: If you sell the property after owning it for a year or less, the profit is considered a short-term capital gain, and you’ll be taxed at your ordinary income tax rate for the year you made the sale. Tax rates are always subject to change, but the maximum you could pay for short-term capital gains on a rental property in 2024 is 37%.

•  Long-term capital gains: If you sell after holding the property for more than a year, the profit is considered a long-term capital gain, which makes it subject to preferential capital gains tax rates. Long-term capital gains tax rates are set at 0%, 15%, and 20%, based on your filing status and income.

How Capital Gains Tax Works on Rental Properties

If you’ve ever sold a home, you’re probably familiar with the “home sale exclusion” that eligible home sellers can use to avoid or reduce the capital gains tax on the sale of their primary residence.

Unfortunately, this exclusion typically doesn’t apply to a property used as a rental. (Though there may be an exception if you lived in the property during part of the time you owned it and rented it part of the time.)

Factors Affecting the Capital Gains Tax You May Pay

Without the home sale exclusion, the primary factors that will go into deciding how much you ultimately could be taxed on your gains include:

•   How long have you owned the property?

•   How much did you pay for the property?

•   How much did you spend on improvements to the property?

•   How much did you claim in depreciation?

•   How much did you sell the property for?

•   What was your filing status and taxable income in the year you made the sale?

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Calculating Capital Gains on Rental Property Sales

These steps can help you estimate the gain on the sale of a rental property:

1.    Start by determining your cost basis (or adjusted cost basis if you made major improvements). This is the price you originally paid for the property, plus money you spent on major improvements (such as additions and upgrades), minus the amount you claimed for depreciation over the years and/or casualty and theft losses.

2.   Next, calculate the capital gain. To do this, subtract your adjusted cost basis from the net proceeds of the sale. (Net proceeds is the amount the seller walks away with after all the closing costs are paid and any home loan balance is paid off.)

Strategies to Minimize Capital Gains Tax on Sale of Rental Property

There are several strategies that can help sellers avoid paying capital gains tax on real estate, either by legally deferring or minimizing their gains.

1031 Exchange

A 1031 exchange is an effective but complicated strategy that allows the owner of an investment property to defer paying capital gains taxes if the sale’s proceeds are reinvested into a replacement or “like-kind” property.
The IRS has several rules regarding the type of property that can be used in the exchange, the timeline, and other details, so you may want to consult with a tax professional if this strategy appeals to you.

Tax-Loss Harvesting

With tax-loss harvesting, you can sell long-term positions in your investment portfolio that have produced capital losses, replace them with similar (but not identical) investments, and then use the loss to offset the gains from the sale of your rental property.

If your losses exceed your gains, you can even use the excess to offset up to $3,000 of ordinary income that year, with any remaining losses carried forward to future years. But again, you’ll likely need some professional help to make sure you’re getting the most out of your investments and that you’re following IRS rules.

Installment Payments

If you prefer to spread out your capital gains tax liability over a period of several years, you may want to look at the benefits of receiving installment payments from the buyer instead of a lump sum. With this method, you would pay capital gains tax only on the portion of the gain you receive each year until the property is paid off.

Convert the Rental Property to Your Primary Residence

If you move into the rental property and make it your primary residence before the sale, you may be able to use the home sale exclusion to reduce your capital gains.

Of course there are IRS rules: To qualify, you must own and occupy the property as a principal residence for two of the five years immediately before the sale. But the ownership and occupancy don’t have to be concurrent, so if you’ve lived in the property as your primary residence for at least 24 of the last 60 months, the gains may qualify for the tax exemption.

Reporting Capital Gains on Rental Properties

The IRS has specific rules for reporting the capital gains on a rental property.

You can start by making sure you get a copy of Form 1099-S. Typically, the person who closes the transaction (real estate attorney, lender, real estate broker title company, etc.) is required to file this form in order to report the sale of a business property. Copies go to the seller and the IRS.

You’ll use Form 1099-S along with other records and receipts to report the capital gains from the sale on your tax return. It’s important to have the original closing documents from your purchase, the real estate purchase contract and closing documents from the sale, receipts related to major improvements, records of any depreciation claimed, and any other relevant paperwork related to the property. This way you (or your tax professional) can more accurately complete the appropriate tax forms and schedules when it’s time to file your tax return.

Filling out these forms can be challenging, especially if it’s your first time selling a rental property and dealing with capital gains. You may want to tap a tax attorney or other professional for the job to ensure that you’re fully compliant with IRS rules.

State-Specific Capital Gains Taxes

Depending on where you reside, you also may have to pay taxes on your capital gains to your state. Most states have a capital gains tax rate between 2.9% and 13.3%, although some states (Alaska, Florida, New Hampshire, Nevada, South Dakota, Tennessee, Texas, and Wyoming) don’t charge any capital gains tax.

Impact of Capital Gains on Investment Strategy

Smart planning can help investors manage and mitigate the impact of capital gains. Some things to consider include:

•  Timing: If you can put off selling an asset until you’ve held it for at least a year, you can qualify for the lower long-term capital gains tax rate. Delaying also may make sense if you decide to wait until you have investment losses that can offset the profit from the sale of your rental property. Or you could wait for a year when your income is lower so that you’re taxed at a lower rate.

•  Reinvestment opportunities: Reinvesting the profit from your sale into another investment could open up new opportunities to grow your money — and possibly reduce or defer your tax liability (if, for example, you choose to do a 1031 exchange). A financial advisor can help you figure out your next move and what might be a good fit for your goals.

•  Think holistically: How does selling or not selling the rental property fit into your overall investment plan? It might be better to sell for a profit now and pay the taxes than to wait and end up losing money on the sale.

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Common Mistakes to Avoid with Capital Gains Taxes

Ultimately, it’s your responsibility as the seller to make sure your capital gains tax is accurately calculated and paid on time. Getting the amount wrong or failing to pay could result in IRS penalties. Some common mistakes to avoid include:

•  Failing to report capital gains. It’s important to report all capital gains, whether you think you’ll owe taxes on the amount or not.

•  Miscalculating the cost basis. This number is key to determining your gains (or losses) and, therefore, what you’ll owe the IRS.

•  Record keeping errors. Keeping good records can make calculating your capital gains tax easier, and you may need to provide those records and receipts if the IRS asks for documentation.

Working with Tax Professionals

You may have noticed that the word “professional” comes up repeatedly in this guide. That’s because selling a rental property, and the variables that can go into calculating and reporting the gain on your tax return, will be a little different for every seller. There’s no one-size-fits-all process for DIYers to replicate.

And let’s face it, it can be pretty darn difficult to decode the tax code if it isn’t your line of work. If your goal is to legally maximize your tax breaks, it can be helpful to seek out a tax attorney or an experienced tax professional who specializes in real estate issues.

The Takeaway

Understanding how to avoid capital gains on the sale of a rental property, and doing some proactive planning, could make a big difference to your bottom line. And the more money you can keep from the sale, the more you’ll have to put toward your other financial goals — whether they’re personal, for your business, or both.

Looking for an affordable option for a home mortgage loan? SoFi can help: We offer low down payments (as little as 3% - 5%*) with our competitive and flexible home mortgage loans. Plus, applying is extra convenient: It's online, with access to one-on-one help.

FAQ

What are short-term capital gains?

Short-term capital gains are profits from the sale of an asset held for one year or less. (Long-term gains, as you might imagine, are the profits from an asset held longer than a year.)

Can I avoid paying capital gains tax on the sale of a home?

If the home is your primary residence, the IRS allows you to exclude a portion of the capital gain from its sale (up to $250,000, or $500,000 if married filing jointly).

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SOHL-Q424-009

Thanks to the convenience of direct deposit, many people never even glance at — much less analyze — their pay stubs or paychecks anymore.

But reviewing the information on your pay slip, which serves as a receipt for the wages you receive each pay period, is more important than you might think. It can help you monitor your retirement savings, for example, and the other employee benefits you’re receiving. It also can allow you to track how much you’re paying in taxes. And if you know how to read a pay stub, you might even spot errors that could cost you money or cause some headaches if they aren’t fixed right away.

Knowing the details of where your wages can be an important part of successfully managing your money.

The Basic Components of a Pay Stub

Federal law doesn’t require that pay stubs be distributed. State laws, however, require pay stubs in 41 states, with different guidelines for the contents. Not only can the details shared about one’s pay and how it’s organized can vary significantly from one state to the next, it may well shift from one employer to the next. Some pay stubs and paychecks have much more streamlined details than others. But some of the basic elements you can probably expect to find on your pay slip include:

•  Identifying information about your employer

•  Identifying information about you

•  The start and end dates of the current pay period

•  Information about your earnings

•  Information about taxes and deductions from your pay

•  Employer-paid taxes

•  Employer-paid benefits

This information is important for accurate recordkeeping for you and your employer.

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Personal Information and Pay Period Details

The personal information and pay period details section of your pay stub is typically where the most basic intel can be found, including your Social Security number, tax-filing status, and federal, state, and local withholding allowances.

If you have direct deposit, you also might see the routing and account number for the checking and/or savings account you use for that.

Why It Matters: The top section of your pay stub is probably the easiest portion to skim through — but it’s also worth making sure the information is correct. If your name is misspelled or just one digit of your Social Security number is off, for example, it could cause you problems later. And the IRS recommends reviewing your income tax withholding choices at least once a year, early in the year, to help avoid any surprises when you prepare your income taxes.

Breaking Down Earnings

The earnings section is where many people quickly zoom in to see how much money is coming their way. But it’s not one single number you’ll find in this section. Here’s what the earnings on your pay stub or paycheck can tell you.

Gross Pay vs. Net Pay: What’s the Difference?

You’ll likely be interested in how much you received for a given pay period. When looking for that, keep the following in mind:

•  Your gross earnings equal the money you made before taxes and other deductions were subtracted.

•  Your net earnings indicate the amount you’re actually paid after those deductions are taken out. So the net figure is the amount of cash landing in your checking account if you have direct deposit and send all your wages there. (And if you don’t, this is the amount you’ll see on your paper paycheck.)

These two figures may appear in different areas on the pay slip, not necessarily at the top. They are important to track: Understanding the difference in your net vs. gross pay can be useful for budgeting, goal-setting, and deciding how much to save from each paycheck.

Regular Wages and Overtime Pay

The earnings section is typically broken down into a few different categories, which may vary depending on, say, whether you’re a salaried or hourly employee. It may include your regular pay rate and how many hours you worked, for example, plus overtime, holiday, and vacation pay rates and hours.

Bonuses, Commissions, and Other Compensation

Some people simply earn a straight salary. But others may have other forms of compensation, such as a commission on sales or a year-end bonus. These amounts and any other forms of compensation will be listed.

Year-to-Date (YTD) Earnings

You can gain further insight onto your earnings when you compare a given pay period’s numbers and YTD, or year-to-date, figures. The YTD figures show how your income is stacking up over the course of the year and can help you track where you are in terms of your expectations for this juncture.

Why It Matters: Checking payment details can help you be sure your hourly wages/salary and other compensation amounts are correct. What’s more, tracking how much you’re earning in other pay categories can be helpful for tax and other planning purposes.

Recommended: How to Calculate Gross Monthly Earnings From a Biweekly Pay Stub

Decoding Deductions and Withholdings

Here’s where you’ll see your gross earnings shrink down to your net pay, thanks to statutory (or obligatory) and voluntary deductions.

Required Payroll Deductions

The statutory deductions listed on your stub are taxes employers are required by law to withhold from an employee’s pay. These include:

•  Federal income tax withholding, which the government uses to pay for school, roads, national defense, and other government programs.

•  Federal Insurance Contributions Act (FICA) taxes, which help fund Social Security and Medicare programs. (6.2% of your gross wages goes toward Social Security tax, and 1.45% of your gross wages goes to Medicare tax. Your employer matches these percentages for a total of 15.3%. These percentages can change, as determined by Congress.)

•  State income taxes, which will vary depending on where you live and work. Some states have no state income tax, while in other states, tax rates can range from typically higher (California) to lower (Arizona, North Dakota, and Oklahoma).

Elective Payroll Deductions

Other paycheck deductions you may see listed on your stub are for benefits you have a choice about, such as:

•  Health and dental insurance premiums

•  Life insurance premiums

•  Disability insurance premiums

•  401(k) or similar retirement plan contributions

•  Charitable giving

•  Union dues

Many of these costs may be pre-tax — deducted from your earnings before taxes are calculated — and others will be post-tax. If you aren’t sure whether certain of your benefits are pre- or post-tax and it isn’t clearly defined on your pay stub, you may want to ask someone in human resources, or HR, to break it down for you.

Why It Matters: It’s always a good idea to know what you’re paying for, so you can make choices that maximize your earnings. And understanding which payroll deductions are pre- or post-tax can help with budgeting and tax planning.

Employer Contributions

Knowing how to read this portion of your pay stub will help you see what your employer is paying for on your behalf, outside of your wages. This section may include a base amount paid by your employer for different types of insurance (which you can usually add to at your discretion), as well as any pension information, and the amount your employer is contributing to your retirement plan (based on an agreed-upon match based on your contribution amount).

The amounts your employer pays toward federal and state unemployment taxes may also be listed here with the acronyms FUTA (Federal Unemployment Tax Act) and SUTA (State Unemployment Tax Act).

Why It Matters: Workplace benefits can be a valuable addition to your regular compensation. If you’re thinking about shopping for a new employer — or a competitor has approached you with a job — it can be helpful to compare the salary and benefits package you’re getting from your current company vs. potential offers. Knowing how to read a pay stub or how to read a paycheck can help you evaluate where these aspects of compensation currently stand.

Interpreting Additional Information on Your Pay Stub

Some other types of information that may appear on your stub include:

•  Paid leave: The time off you’ve earned minus the time you’ve already taken may be listed under the employer benefits portion of your stub, or these hours (vacation, sick time, personal/flex time) may appear in their own section.

•  Loan repayment: If you borrowed money from your 401(k) and set up a repayment plan using payroll deductions, you can look for the current amount paid and year-to-date amount paid in the elective deductions section.

•  Wage garnishment: If your employer received a garnishment order (because you have unpaid child support or alimony, taxes, student loans, etc.), that amount may be listed under “deductions” or “other deductions.”

•  Notes: This section of your pay stub may contain updates from the company ranging from an upcoming increase in your wages to a heads-up about a coming charity drive.

Why It Matters: Keeping track of these pieces of information — which are often unique to you — can be useful, whether you’re budgeting for the month ahead or planning for a future goal.

Either way, understanding and checking the math that went into getting this final number can help you catch mistakes. And understanding the difference in your net vs. gross pay can be useful for budgeting, goal-setting, and deciding how much to save from each paycheck.

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The Takeaway

There’s a wealth of data on your pay slip that can help you understand and possibly optimize your earnings. You can see how much you’re contributing to your retirement plan and how much your employer might be matching. And you can keep tabs on the other types of employer-paid benefits you’re receiving that go beyond your wages. You also can check to see if you’re still happy with how much is being withheld each payday for federal and state taxes, and if you need to make adjustments so there aren’t any surprises come tax time.

Another way to make the most of your hard-earned money? Partner with the right bank.

Interested in opening an online bank account? When you sign up for a SoFi Checking and Savings account with direct deposit, you’ll get a competitive annual percentage yield (APY), pay zero account fees, and enjoy an array of rewards, such as access to the Allpoint Network of 55,000+ fee-free ATMs globally. Qualifying accounts can even access their paycheck up to two days early.

FAQ

What should I do if I notice an error on my pay stub?

Comparing your newest pay stub to older slips can help you determine if there is, indeed, a discrepancy, and it’s one of the benefits of knowing how to read a paycheck. If you’ve spotted what you believe to be a mistake, it’s a good idea to take it immediately to your employer, such as someone in HR. Make sure the report is documented (you may have to put the issue in writing), and follow up as needed to make sure it’s explained and/or addressed.

How long should I keep my pay stubs?

It can make sense to hold onto pay stubs for at least a year. You may need them for tax preparation or for proof of income if you’re applying for a mortgage or other large purchase.

Can I get a copy of a lost pay stub?

If you’ve lost a pay stub and don’t know where to locate your earnings statements electronically, ask your manager or HR for help logging on to the company website and finding what you need. If you don’t have direct online access to your personal payroll records, you can contact HR or the payroll department for help getting a copy of your pay stub.

Photo credit: iStock/AndreyPopov

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Financial Tips & Strategies: The tips provided on this website are of a general nature and do not take into account your specific objectives, financial situation, and needs. You should always consider their appropriateness given your own circumstances.

Tax Information: This article provides general background information only and is not intended to serve as legal or tax advice or as a substitute for legal counsel. You should consult your own attorney and/or tax advisor if you have a question requiring legal or tax advice.