Built for households with $2M–$30M in assets.
Home / Selling a Home
📋 Plan within 6 months

A home sale at the $2M–$30M level often generates significant taxable gain and changes your estate picture materially.

The $500K primary residence exclusion is the most misunderstood rule in real estate taxation. Vacation homes, rental properties, and properties held in trust have different treatment. The decisions made before closing affect taxes for years.

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What changes at the $2M–$30M level

Primary residence exclusion ($250K single / $500K married) applies only with 2-year ownership and use — rental periods reduce eligibility
Gain above the exclusion is taxable as long-term capital gain plus possible NIIT at higher income levels
Proceeds added to your liquid estate may push your gross estate closer to or above estate tax thresholds
If the home was in a trust, the trust structure affects how gain is taxed and how proceeds are distributed
A 1031 exchange for investment properties can defer gain — but has strict identification and closing deadlines

Your action plan

Ordered by urgency. Items marked "Immediate" should be addressed within 60–90 days.

⚡ Immediate priority
1
Calculate your expected taxable gain before closingImmediateWithin 30 days

Determine your adjusted basis, eligibility for the primary residence exclusion, and estimated federal and state capital gains tax.

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⏰ Within 90 days
2
Consider a 1031 exchange if this is an investment propertyWithin 90 daysWithin 14 days

45 days to identify a replacement property, 180 days to close. The clock starts at sale. Planning must happen before closing.

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3
Model the impact of proceeds on your estate tax pictureWithin 90 daysWithin 60 days

Liquid proceeds from a home sale increase your gross estate. Run an updated estate tax snapshot with the expected net proceeds.

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📋 Within 6 months
4
Update titling and beneficiary designations for new accountsWithin 6 monthsWithin 60 days

Proceeds deposited into new or existing accounts need current beneficiary designations and appropriate titling.

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5
Review your overall real estate allocationWithin 6 months

After a sale, model your updated real estate vs financial asset allocation and whether it still reflects your plan.

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5-Question Assessment

How prepared are you for selling a home?

Answer 5 questions and get a personalized readiness score with specific gaps identified.

1. Have you calculated your expected taxable gain and tax liability from the sale?
2. If this is an investment property, have you evaluated a 1031 exchange?
3. Have you modeled how the sale proceeds affect your estate tax picture?
+ 2 more questions
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A fiduciary advisor can model the financial impact and coordinate strategy across your full picture.

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Related situations

Inheritance →RSU / Liquidity Event →