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Inheriting a home or other property can increase your net worth, but it can also result in tax consequences. If the property you inherit has appreciated in value since the original owner purchased it, you could be on the hook for capital gains tax should you choose to sell it. A large gap between the purchase and sale price can lead to a significant tax bill. Here are some possibilities for how to avoid paying capital gains tax on inherited property, which are worth considering if you’re the beneficiary of an estate or trust.
Some financial advisors offer tax and estate planning services. Consider working with a financial advisor who can help you create a tax strategy for your estate.
Understanding the Capital Gains Tax
When you inherit property, the biggest tax you may face isn’t an inheritance tax, it’s capital gains tax, which applies if you sell the property for more than its adjusted value. The good news is that inherited property typically receives a “step-up in basis,” meaning its value is reset to the market value on the date of the original owner’s death. This step-up can significantly reduce, or even eliminate, capital gains if you sell the property soon after inheriting it, because your gain is based only on the appreciation that occurs after the step-up.
However, if you hold onto the property and it increases in value before you sell, that appreciation is subject to capital gains tax. Your tax rate will depend on how long you keep the property and your overall income, long-term gains are generally taxed more favorably than short-term gains. Understanding how cost basis and timing work together can help you make strategic decisions about when, or whether, to sell.
Because every inheritance situation is different, reviewing the property’s valuation, your plans for selling or keeping it, and your broader financial picture can help you determine the most tax-efficient path forward. A financial advisor or tax professional can walk you through the implications and help you take advantage of rules designed to reduce capital gains taxes on inherited assets.
2026 Short-Term Capital Gains Tax Rates
Short-term capital gains are taxed as ordinary income. For tax year 2026, which you will file in 2027, the maximum you could pay for short-term capital gains is 37%. The following table shows the 2026 federal income tax brackets, followed by 2025 for comparison.
| Rate | Single | Married, Filing Jointly | Married, Filing Separately | Head of Household |
|---|---|---|---|---|
| 10% | $0 – $12,400 | $0 – $24,800 | $0 – $12,400 | $0 – $17,700 |
| 12% | $12,400 – $50,400 | $24,800 – $100,800 | $12,400 – $50,400 | $17,700 – $67,450 |
| 22% | $50,400 – $105,700 | $100,800 – $211,400 | $50,400 – $105,700 | $67,450 – $105,700 |
| 24% | $105,700 – $201,775 | $211,400 – $403,550 | $105,700 – $201,775 | $105,700 – $201,750 |
| 32% | $201,775 – $256,225 | $403,550 – $512,450 | $201,775 – $256,225 | $201,750 – $256,200 |
| 35% | $256,225 – $640,600 | $512,450 – $768,700 | $256,225 – $384,350 | $256,200 – $640,600 |
| 37% | $609,351+ | $768,700+ | $384,350+ | $640,600+ |
For comparison, here’s a breakdown of the federal income tax bracket for short-term capital gains that applied in 2025:
| Rate | Single | Married, Filing Jointly | Married, Filing Separately | Head of Household |
|---|---|---|---|---|
| 10% | $0 – $11,925 | $0 – $23,850 | $0 – $11,925 | $0 – $17,000 |
| 12% | $11,925 – $48,475 | $23,850 – $96,950 | $11,925 – $48,475 | $17,000 – $64,850 |
| 22% | $48,475 – $103,350 | $96,950 – $206,700 | $48,475 – $103,350 | $64,850 – $103,350 |
| 24% | $103,350 – $197,300 | $206,700 – $394,600 | $103,350 – $197,300 | $103,350 – $197,300 |
| 32% | $197,300 – $250,525 | $394,600 – $501,050 | $197,300 – $250,525 | $197,300 – $250,500 |
| 35% | $250,525 – $626,350 | $501,050 – $751,600 | $250,525 – $375,800 | $250,500 – $626,350 |
| 37% | $626,350+ | $751,600+ | $375,800+ | $626,350+ |
2026 Long-Term Capital Gains Rates
While short-term capital gains are based on your ordinary income tax rate, long-term capital gains are taxed at 0%, 15% or 20%, depending on your filing status and taxable income for the year. Here are the rates and brackets for 2026:
| Federal Long-Term Capital Gains Tax Rates for Tax Year 2026 | ||||
|---|---|---|---|---|
| Rate | Single | Married Filing Jointly | Married Filing Separately | Head of Household |
| 0% | $0 – $49,450 | $0 – $98,900 | $0 – $49,450 | $0 – $66,200 |
| 15% | $49,450 – $545,500 | $98,900 – $613,700 | $49,450 – $545,500 | $66,200 – $579,600 |
| 20% | $545,500+ | $613,700+ | $545,500+ | $579,600+ |
And, for a comparison, here are the rates for tax year 2025:
| Federal Long-Term Capital Gains Tax Rates for Tax Year 2025 | ||||
|---|---|---|---|---|
| Rate | Single | Married Filing Jointly | Married Filing Separately | Head of Household |
| 0% | $0 – $48,350 | $0 – $96,700 | $0 – $48,350 | $0 – $64,750 |
| 15% | $48,350 – $533,400 | $96,700 – $600,050 | $48,350 – $300,000 | $64,750 – $566,700 |
| 20% | $533,400+ | $600,050+ | $300,000+ | $566,700+ |
If you’re in a higher tax bracket, holding investments longer may reduce your capital gains tax. Note that some states may also charge their own capital gains taxes. You should also keep in mind that the top capital gains tax rate may get raised in the future due to changes on Capitol Hill.
Capital Gains Tax Rules for Inherited Property
When inheriting property, such as a home or other real estate, the capital gains tax kicks in if you sell that asset at a higher price point than the person you inherited it from paid for it. Likewise, it’s possible to claim a capital loss deduction if you end up selling the property at a loss.
The difference with inherited property, however, is that the IRS allows you to use what’s known as a stepped-up basis for calculating capital gains tax liability. The stepped-up basis resets the home’s value to its fair market value when you inherit it versus its original purchase price.
For example, say your parents bought a home for $100,000 that’s worth $400,000 by the time you inherit it. Under ordinary capital gains tax rules, you’d owe tax on the $300,000 difference between what your parents paid for it and its current value.
That could result in a huge tax bill, which is why the IRS allows you to use the stepped-up basis instead. Assume that you don’t sell the home right away, for instance. You hold on to the property for two years, at which time you sell it for $450,000. With a stepped-up basis of $400,000, you’d owe tax only on the $50,000 in gains.
You wouldn’t avoid all capital gains tax on inherited property, but using the step-up in cost basis can reduce the amount of capital gains tax you’d owe.
How to Avoid Capital Gains Tax on Inherited Property
If you expect to inherit property and you want to avoid paying taxes on it, there are three possible options for minimizing or eliminating capital gains tax altogether.
1. Sell the Property Immediately
The first is to simply sell the property as soon as you inherit it. By selling it right away, you aren’t leaving any room for the property to appreciate in value any further. So if you inherit your parents’ home and it’s worth $250,000, selling it right away could help you avoid capital gains tax if it’s still only worth $250,000 at the time of the sale. This may not work if you want to keep the home in the family.
2. Make the Home Your Primary Residence
Instead of selling the home right away, you could move into it and make it your primary residence. You could then sell the home two years later, potentially excluding some or all of the capital gains from the sale.
The IRS allows single filers to exclude up to $250,000 in capital gains from the sale of a primary home. That exemption rises to $500,000 for married couples filing a joint return. The key is that you have to live in the home for at least two of the five years preceding the sale. So if you can envision yourself living in your parent’s home for at least two years, this is another way you might be able to avoid paying capital gains tax on the property.
3. Rent Out the Property
A third option is to not sell the property and rent it out instead of living in it. This can be a little tricky, however, since there are still tax rules you have to observe. An inherited home that’s treated as an investment property for tax purposes would still be subject to capital gains tax if you decide to sell it. But you could defer paying those taxes if you complete a 1031 exchange to purchase another investment property to replace the one you’re selling.
Disclaiming an Inheritance to Avoid Capital Gains Tax
There’s one more possibility for how to avoid paying capital gains tax on inherited property. That’s simply choosing not to inherit it at all.
You can disclaim an inheritance if you want to avoid potential tax complications if you’d prefer not to get entangled in tax issues related to someone else’s estate. The downside, of course, is that once you disclaim an inheritance, you can’t reverse the decision. Whatever property you forfeited would be passed on to the next person in line to inherit.
Bottom Line
Inheriting property can trigger capital gains tax if you choose to sell it. And there are other taxes you may need to consider, such as state inheritance taxes. If the inherited property is a residence, you may consider living in it for a few years before selling it to take advantage of the IRS’s capital gains exemption. Alternatively, consider renting it. Talking to an estate planning attorney or a tax professional may also be helpful if you stand to inherit assets from your parents or anyone else and you’re worried about owing Uncle Sam.
Tips for Estate Planning
- Consider working with a financial advisor with estate planning expertise. Finding a financial advisor doesn’t have to be hard. SmartAsset’s free tool matches you with vetted financial advisors who serve your area, and you can have a free introductory call with your advisor matches to decide which one you feel is right for you. If you’re ready to find an advisor who can help you achieve your financial goals, get started now.
- Property taxes in America are collected by state and local governments. The money collected is generally used to support community safety, schools, infrastructure and other public projects. A property tax calculator can help you better understand the average cost of property taxes in your state and county.
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