Sale price is not proceeds. This works out your closing costs, your depreciation recapture, your capital gains and your Illinois tax — and shows you the number that lands in your account. Free, nothing saved, no signup.
How this is worked out. Gain is the sale price less costs of sale, less your adjusted basis (what you paid, plus improvements, minus depreciation taken). The part of the gain equal to your depreciation is unrecaptured Section 1250 gain, taxed federally at up to 25%. The rest is long-term capital gain at your bracket. The 3.8% Net Investment Income Tax applies on top of that, but only on the smaller of the gain and the amount your income clears the threshold. Illinois taxes the whole gain at its flat 4.95% whether or not you live in Illinois, because the property is here. A C corporation is modelled differently — Illinois 9.5% and federal 21%, no individual rates, and a second tax when the money leaves the company. Property held one year or less has no long-term treatment at all — the entire gain is ordinary income.
This is an estimate, not tax advice. It does not handle suspended passive losses, installment sales, partial 1031s with boot, gifted or inherited basis, cost segregation with Section 1245 property, alternative minimum tax, or state tax in any state but Illinois. Bring the number to your CPA before you decide anything — the point of this tool is to make sure you ask them the right question early, not to answer it for them.
It is the six months before it lists. Lease timing, estoppels, an environmental on file, and a 1031 planned before you sign rather than after. That part is a conversation.
Talk it through before you list →