Capital gains scenario planner
Experiment with different sale dates, price expectations, income levels, and state residencies to uncover your best after-tax outcome.
Baseline transaction
Set the base purchase and sale assumptions that both scenarios will build from.
This planner uses 2026 federal tables and simplified selected state rates. Keep every adjusted sale date inside 2026; adjustments outside that range are capped to the first or last day of the year. NIIT and many state-specific rules are not included.
Scenario A
Estimated results
Adjusted sale date: 2026-11-01
Total tax: $48,110
Net gain: $170,000
Long-term gain: $170,000
Short-term gain: $0
Scenario B
Estimated results
Adjusted sale date: 2026-12-31
Total tax: $22,275
Net gain: $152,400
Long-term gain: $157,400
Short-term gain: $-5,000
Scenario comparison
Tax difference
-$25,835
Net gain difference
$-17,600
Frequently asked questions
It moves your target closing date forward or backward. This affects whether a gain is treated as long-term and which tax year the sale lands in.