{"id":6598,"date":"2025-06-19T08:22:53","date_gmt":"2025-06-19T12:22:53","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=6598"},"modified":"2025-06-19T08:22:57","modified_gmt":"2025-06-19T12:22:57","slug":"will-congress-expand-the-capital-gains-exemption-to-help-people-sell-their-homes","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/will-congress-expand-the-capital-gains-exemption-to-help-people-sell-their-homes\/","title":{"rendered":"Will Congress Expand the Capital Gains Exemption to Help People Sell Their Homes?"},"content":{"rendered":"\n
\"\"<\/figure>\n\n\n\n

Property values keep going up. Why doesn\u2019t the capital gains exemption do the same?<\/p>\n\n\n\n

Taxes on home sales can make deed holders hold their homes when they might otherwise sell. When current deed holders don\u2019t want to sell their properties, inventory suffers. Meanwhile, there are young people looking for homes to buy<\/a>.<\/p>\n\n\n\n\n\n\n\n

Capital Gains Tax: Background<\/h2>\n\n\n\n

In 1997, federal lawmakers created a capital gains tax exclusion of up to $250K ($500K for couples).<\/p>\n\n\n\n

The rule means couples who sell a home for more than what they paid for it pay no tax on any gains up to that amount, if they\u2019ve made the home their primary residence for at least two of the recent five years.<\/p>\n\n\n\n

A tax exemption of $250K per person doesn\u2019t go as far as it used to, though. And Congress did not equip the provision to expand along with housing inflation. The result? Nearly 99% of sellers paid no capital gains tax in the early 2000s. Now, nearly 8% of deed holders are getting taxed on their profits when they sell.<\/p>\n\n\n\n

The More You Gain, the More You Owe<\/h2>\n\n\n\n

Knowing the above facts, we can better understand the reluctance of older adults, especially couples, to sell. One major factor could be the fear of a large federal tax bill. After paying that bill, it can be difficult to find the cash for state taxes on the home sale.<\/p>\n\n\n\n

So, couples might decide to wait until one spouse dies and then let the other inherit the home. Given the tax rules for heirs, capital gains will then be eased by the \u201cstepped up\u201d cost basis.<\/p>\n\n\n\n

If a deed holder bequeaths a home to an heir, the Internal Revenue Service lets the heir declare a <\/strong><\/em>stepped-up cost basis<\/em><\/strong><\/a>. The heir to a deed who wants to sell it can use the home\u2019s value when inherited as a cost basis when calculating the profits. This allows far less accumulated value to be taxed \u2014 often none.<\/strong><\/em><\/p>\n\n\n\n

Many baby boomers have seen a great deal of appreciation in their home values since the day they acquired their deeds. The tax code effectively puts a penalty on their good investments. This is the argument brought forth by those who want to see the ceiling raised on this tax break. Now, let\u2019s take a look at who\u2019s campaigning to update the tax law.<\/p>\n\n\n\n

Real Estate Agents Press for Bigger Tax Exemption<\/h2>\n\n\n\n

\u201cCapital gains tax reform<\/a>\u201d is one of the biggest priorities for the National Association of REALTORS\u00ae (NAR) right now as they lobby in Washington, D.C. NAR also has an online petition form<\/a>. It asks members to show how the capital gains tax impacts deed holders and local markets. \u201cThese stories are crucial,\u201d writes NAR, to get Congress to understand \u201cthe real-world effects of these outdated policies.\u201d<\/p>\n\n\n\n

Suzan DelBene of Washington state backs up the point NAR makes. The U.S. representative in Congress reports regularly hearing from constituents \u201cwho want to sell their homes but can\u2019t afford to because of the significant tax bill they will incur.\u201d DelBene says this does contribute to the shortage of homes for sale, which in turn presses the price tags on homes ever higher. It\u2019s a feedback loop that hasn\u2019t been addressed.<\/p>\n\n\n\n

Meanwhile, NAR reports that older homeowners are getting hit with capital gains taxes amounting to tens of thousands of dollars. \u201cBy increasing the capital gains exclusion and indexing it for inflation,\u201d NAR insists, the federal government could boost inventory for prospective buyers.<\/p>\n\n\n\n

Inheriting a home? Here are a few things you need to know about <\/strong><\/em>inheriting, selling, and taxes.<\/em><\/strong><\/a><\/p>\n\n\n\n

Federal Lawmakers (on Both Sides of the Aisle) Add Their Voices to the Call<\/h2>\n\n\n\n

This year, U.S. Representatives Jimmy Panetta and Mike Kelly revived the More Homes on the Market Act. Due to housing inflation, \u201cpeople who have chosen to downsize have been unfairly punished with massive tax burdens,\u201d said Mike Kelly, who adds that deed holders should get to hold onto \u201cmore of their hard-earned money during their golden years.\u201d<\/p>\n\n\n\n

The proposed new law would adjust the tax code so that capital gains taxes don\u2019t have to be paid on profits up to $500K ($1 million for joint filers). In short, the updated tax code would double today\u2019s exemption. This would respond to inflation. The lawmakers say it would also lead to more primary residences being listed and released into the market. <\/p>\n\n\n\n

Joining Panetta and Kelly in their sponsorship are Representatives Nicole Malliotakis of New York, Suzan DelBene of Washington state, Indiana\u2019s Rudy Yakym, and Lou Correa in California. \u201cSeniors shouldn\u2019t have to pick\u201d, says Correa, \u201cbetween downsizing their homes and having to foot an enormous capital gains tax bill.\u201d Rep. Yakym says the bill offers \u201ctax relief for seniors and others looking to downsize by doubling the capital gains tax exclusion for the sale of a principal residence.\u201d<\/p>\n\n\n\n

Our Takeaways on Capital Gains and the Tax Code<\/h2>\n\n\n\n

Mortgage rates remain elevated. Price tags on homes can be daunting to say the least. Millions of people are sidelined from the market, while long-time deed holders feel stuck in place because they believe selling their homes won\u2019t make financial sense.<\/p>\n\n\n\n

When long-term deed holders do consider selling, they might balk at the taxes they\u2019ll owe on their profits. The push to double the IRS exemption is one way lawmakers signal to voters that they\u2019re acting on housing affordability. In any case, people with heavy profits on home sales will be the winners in the capital gains tax reform game. But will the change put a meaningful dent in the affordability crisis?<\/p>\n\n\n\n

There\u2019s some irony here, too, on the dynamic of lawmaking. This is not the first time the federal reform bill has appeared in Congress. If deed holders keep hoping reform legislation will pass, some could be delaying their home sales, because they\u2019re in \u201cwait and see mode\u201d with regard to their chances of getting a bigger break.<\/p>\n\n\n\n

Finally, it\u2019s important to remember that state taxes on profits (where applicable) can bite harder than federal taxes.<\/p>\n\n\n\n

\n

Supporting References and Tax Resources<\/strong><\/p>\n\n\n\n

For general information see U.S. Internal Revenue Service: Topic No. 701, Sale of Your Home<\/a> (last reviewed or updated Feb. 5, 2025). See also: Publication 523, Selling Your Home, for information on eligibility, limitations, and exemptions, as well as how to report a sale on a federal income tax return. See Topic No. 409 for capital gain and loss information, and Topic No. 705 for information on installment sales.<\/p>\n\n\n\n

Alicia Adamczyk for Fortune<\/em>, from Fortune Media IP Limited: Young People Are Frozen Out of the Housing Market \u2013 This Outdated Tax Law Is a Big Reason Why<\/a> (Jun. 5, 2025; citing a 2024 housing and tax study from CoreLogic). \u00a0<\/p>\n\n\n\n

National Association of REALTORS\u00ae: Taxes \u2013 Your Input Needed: Help Us Advocate for Improved Capital Gains Exclusions on Home Sales<\/a> (2025). \u00a0<\/p>\n\n\n\n

Representative Jimmy Panetta (press release via House.gov<\/em>): Rep. Panetta Reintroduces Bipartisan Legislation to Address Housing Affordability<\/a> (Feb. 20, 2025).<\/p>\n\n\n\n

CotalityTM<\/sup>: An Unexpected Surprise \u2013 More Homeowners Paying Capital Gains Taxes Due to Strong Price Growth<\/a> (Apr. 19, 2024).<\/p>\n\n\n\n

And as linked.<\/p>\n\n\n\n

Photo credit: JD Hancock<\/a> on Flickr (CC BY-SA 2.0 Generic<\/a>; free use permitted by author<\/a>).<\/p>\n<\/div>\n\n\n\n

<\/p>\n","protected":false},"excerpt":{"rendered":"

Property values keep going up. Why doesn\u2019t the capital gains exemption do the same? Taxes on home sales can make deed holders hold their homes when they might otherwise sell. When current deed holders don\u2019t want to sell their properties, inventory suffers. Meanwhile, there are young people looking for homes to buy.<\/p>\n","protected":false},"author":2,"featured_media":6599,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[131],"tags":[268,760,2508,2506,189,2301,2507,2509,565,2505],"class_list":["post-6598","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate","tag-capital-gains-tax","tag-deed-transfer","tag-federal-tax-policy","tag-home-sales-tax","tag-homeownership","tag-housing-inventory","tag-nar-lobbying","tag-property-gains","tag-real-estate-reform","tag-real-estate-tax-exemption"],"yoast_head":"\nWill Congress Expand the Capital Gains Exemption to Help People Sell Their Homes? - Deeds.com<\/title>\n<meta name=\"description\" content=\"Will Congress raise the capital gains exemption for home sales? 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