Massachusetts Capital Gains Tax Calculator
Calculate your 2026 capital gains tax in Massachusetts. Massachusetts taxes capital gains at rates up to 9%, plus federal taxes.
Original purchase price
Renovations, additions — added to your basis
Agent commissions, closing costs, title & transfer fees
Total Tax
$43,800
21.9% effective rate
Capital Gain
$200,000
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Tax Breakdown
Sale price minus selling costs and all taxes (before any mortgage payoff).
Federal
$33,800
MA State
$10,000
Effective Rate
21.9%
Massachusetts Capital Gains Tax
Massachusetts taxes long-term capital gains at 5% and short-term gains at 8.5%. Long-term gains on collectibles are taxed at 12% after a 50% deduction. For 2026, a 4% surtax applies to taxable income above $1,107,750; the calculator adds it based on your other income plus the gain.
Long-term: 5% (collectibles 12% after a 50% deduction); +4% surtax on 2026 income over $1,107,750
Short-term: 8.5%; +4% surtax on 2026 income over $1,107,750
NIIT Applied
The 3.8% Net Investment Income Tax applies because your income exceeds $200,000.
Massachusetts Capital Gains Tax Details
Tax Treatment
Tax Type
Separate capital gains rate
Maximum Rate
9%
Available Exemptions
- Federal home-sale exclusion ($250K single / $500K married filing jointly) flows through to the Massachusetts return
- Selling costs and capital improvements reduce the taxable gain
Massachusetts Capital Gains Tax FAQ
Official References
- IRS Topic 409: Capital Gains and Losses
Federal capital gains tax guidance
- IRS Publication 523: Selling Your Home
$250K / $500K home-sale exclusion, basis adjustments, and selling expenses
This calculator provides estimates. Consult a tax professional for advice specific to your situation in Massachusetts.
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