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Depreciation Recapture Tax Calculator
When a depreciated rental sells at a gain, the IRS recaptures the depreciation at up to 25% (Section 1250). Excess gain over recapture is taxed at standard long-term capital gains rates. State tax stacks on top.
Total tax owed
$55,500
22.7% of gain
Depreciation recapture tax
$16,250
on $65,000
Capital gains tax (federal)
$27,000
on $180,000
State tax
$12,250
How recapture works
When you sell a depreciated rental, gain up to total depreciation taken is recaptured at the Section 1250 unrecaptured gain rate (max 25% federal) — even if you didn't actually claim the depreciation. Gain above recapture is taxed at standard long-term capital gains rates.
1031 exchanges defer both recapture and capital gains. Section 1245 (personal property from cost segregation) recaptures at ordinary income rates instead of 25%. The complexity is real — consult a tax professional for sizable transactions.
EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.
Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.
Learn more about our review process on the EveryCalc methodology page.
How this calculator works
What this page estimates
This Depreciation Recapture Tax Calculator is built to give a quick, browser-based estimate for depreciation recapture tax. When a depreciated rental sells at a gain, the IRS recaptures the depreciation at up to 25% (Section 1250). Excess gain over recapture is taxed at standard long-term capital gains rates. State tax stacks on top. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.
Calculation approach
The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.
Example workflow
For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.
Practical checks
- Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
- Run a low, base, and high case when the inputs are estimates.
- Check the related calculators below when the next decision depends on a different assumption.
How to interpret the depreciation recapture tax result
Best use
Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.
Cross-check
Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.
Watch for
Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.
This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.
Before relying on this depreciation recapture tax estimate
Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.
Confirm source numbers
Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.
Separate cash flow from total cost
A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.
Run conservative cases
Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.
Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.
How to Use
- Enter the sale price and adjusted basis (basis is reduced by depreciation taken).
- Enter total depreciation taken across all years of ownership.
- Enter the recapture rate (max 25% federal for Section 1250 real estate).
- Enter your federal capital gains rate (0/15/20%) and state rate.
- Read total tax owed and the recapture vs capital gains split.
Frequently Asked Questions
What's Section 1250 recapture?
The IRS rule for real estate. Gain attributable to depreciation taken (or that you should have taken) gets taxed at up to 25% — your ordinary income rate or 25%, whichever is lower. Above the recapture portion, standard long-term capital gains rates apply.
What if I didn't take depreciation?
The IRS still recaptures it at sale. 'Allowed or allowable' rule — you owe recapture on what you should have deducted, regardless of whether you actually did. File Form 3115 to catch up missed depreciation if applicable.
Can a 1031 exchange defer recapture?
Yes — both recapture and capital gains defer in a like-kind exchange. The deferred gains carry into the new property's basis. Eventually they'd be taxed when you sell without exchanging again — or potentially escape via stepped-up basis at death.
How do cost-seg components recapture?
Section 1245 personal property (5-year, 7-year items) recaptures at ordinary income rates — much steeper than 1250's 25% cap. This is why cost segregation reduces tax now but increases recapture later. 1031 exchanges still defer it.
Related Calculators
1031 Exchange Calculator
Defer recapture and capital gains via like-kind exchange.
Capital Gains Tax Calculator
Standard capital gains tax for the gain above recapture.
Cost Basis Calculator
Build the adjusted basis used to compute gain.
Depreciation Schedule Calculator
Track depreciation taken year by year.
Cost Segregation Calculator
Cost seg increases recapture exposure later.
Home Sale Tax Calculator
If converted to primary residence, partial Section 121 may apply.
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