Calculation

1. deprciation recapture, even if you didn't claim depreciation, you have to pay depreciation recapture tax,  look into it

structure value at 2016 / 27 years x 2 years 

assuming at 2016 the hosue is 500K, structure value is half of that at 250K.  

250K / 27 years x 2 years = $ 18,518 tax subject to income tax rate. 

2. primary residence capital gain exemption

2009 360K.  2018 560K, realized gain is 200K. 

because you lived 3 years in the last 5 years, you are eligible for primary residence capital gain exemption.

because you rented out 2 years, your primary residence capital gain exemption has to be reduced by 
(non use days/ ownership total days).

Roughly, 2 years (rental) / 9 years (ownership) of 200K cannot claim exemption, so that's 22%.

roughly 44K gain are taxable, at 15% bracket, you pay $6600. 

 

所有跟帖： 

• 大约12-3000块税。 -sweetptt- ♂ (0 bytes) () 07/02/2018 postreply 13:19:56

• 谢谢柠檬大侠，小女子数学太差了，正在努力follow 的数字, 决定先转给我lg，他脑子好用些:-) -tiger_beibei- ♀ (0 bytes) () 07/02/2018 postreply 13:36:05