Whether you've been retired for some time or are preparing to retire in the coming years, there's a good chance that your home is your single largest asset. When you eventually decide to sell (whether it be to downsize or simply relocate), one thing you'll need to plan carefully for is capital gains taxes—which you may be subject to when selling your existing home.
Unfortunately, many retirees are facing a serious dilemma when it comes to selling homes in 2025. This is largely due to outdated rules surrounding capital gains taxes, which haven't quite been updated to reflect the modern housing market.
Understanding Current Capital Gains Tax Rules
Under current capital gains tax rules, which haven't been updated since 1997, homeowners are able to exclude up to $250,000 in profit when selling a home (or $500,000 for married couples filing jointly). And while this may seem like a pretty hefty tax break, the reality is that these amounts haven't been updated in nearly three decades.
The problem with this is that the housing market has changed significantly since capital gains tax rules were written in 1997. Homes are now selling for much more than they were back then, meaning retirees who are selling their homes now are making much larger profits and often exceeding the limits for capital gains taxes. Unfortunately, as a result of these outdated rules, they're paying significantly more in capital gains taxes when they decide to sell.
What This Means for Retirees Looking to Downsize
Unfortunately, capital gains taxes can create significant challenges for retirees who want to sell their homes. For those who have lived in homes where the value has appreciated significantly over the course of several decades, this could mean a huge tax bill on those capital gains when it does come time to sell.
On the other hand, choosing to stay in the home may not make much practical sense for many retirees. This may be especially true for those who want to downsize or use their home equity to finance another big move.
Could It Be Time to Update Capital Gains Tax Rules?
So, what would it look like to update existing capital gains tax rules? Most likely, exclusion limits would need to be updated to match inflation since 1997, when the current limits were enacted. This would mean an exclusion of around $660,000 for individuals and $1.32 million for married couples filing jointly on their taxes.
It is also worth noting that there has been a bill introduced that would effectively eliminate federal capital gains taxes on the sale of primary residences. This bill, known as the No Tax on Home Sales Act, would apply to all primary residences (not flipped properties) and aims to increase the availability of housing in the United States. It is not yet clear whether this bill will gain any traction, but it is a promising possibility for taxpayers and retirees.
What Retirees Can Do in the Meantime
Of course, with the No Tax on Home Sales Act not yet signed into law, many retirees are left wondering what they should do when it comes to selling or holding onto their homes. Under current law, there are some possibilities to explore that could help to reduce capital gains taxes paid or take advantage of other tax benefits.
One of the best pieces of advice? Keep documentation of all upgrades and improvements you've made to your home over the years. This can help to increase the cost basis of your home, which may be used to lower your taxable gain when it comes time to sell.
Many retirees will also choose to hold on to properties to avoid capital gains taxes, which is an option. If you decide to go this route, consider integrating estate planning so that your heirs can inherit the property with minimal (or no) capital gains taxes—even if they do choose to sell it down the road.
Start Planning Ahead Sooner Rather Than Later
With outdated capital gains tax regulations in place, many retirees are hopeful that these laws will be updated to reflect inflation and major changes in the housing market sometime soon. In the meantime, if you need help navigating the complexities of capital gains taxes when selling your property, our retirement planning team can assist you in deciding on the best course of action for your needs.