Should you keep, sell or exchange your rental?
Free, independent calculators that show what each option leaves you with after tax: keep, sell, 1031 exchange, DST, seller financing, or hold for your heirs. Built on 2026 federal tax rules.
No account. No sales calls. Educational estimates, not tax advice.
Six ways out of a rental, compared on one number
Most advice compares two prices. The real decision has six options and four taxes. Our calculator ranks every option by the after-tax wealth it leaves you with, using your numbers and 2026 federal tax rules.
Keep it
More years of rent, mortgage paydown and appreciation, and more years of tenants and repairs. We model the cash flow, the tax on it, and the sale at the end.
Sell now
Recapture, capital gains, the 3.8% investment income tax and state tax, stacked the way the IRS stacks them, so you see the real check you walk away with.
1031 exchange
Defer the whole gain into another rental. We carry your old depreciation forward and show what you owe if you sell the replacement later.
DST (passive 1031)
Exchange into a fractional, professionally managed property. No more landlord work, but sponsor fees, illiquidity and accredited-investor rules.
Seller financing
Carry a note for the buyer and spread the tax over the years you are paid, with the default risk and due-on-sale issues spelled out.
Hold for heirs
A stepped-up basis can wipe out the gain and the recapture entirely. We show how much tax that removes and when it beats selling.
Built for landlords at a turning point
Independent and free. We are not a broker, a 1031 sponsor or a lender, so the calculator has no option to push.
Long-time landlords ready to step back
You have owned for ten or twenty years, the gain is large, and selling means a tax bill you have never had to face. See which exit keeps the most of it.
Accidental landlords
You kept your old home as a rental, maybe to hold onto a low mortgage rate. Find out whether renting still beats selling, and when your home-sale exclusion runs out.
Heirs and families
You inherited a rental or are planning who will. Understand stepped-up basis and what keeping, selling or exchanging means for the family.
Free tools for landlords and investors
Calculators, checklists and guides for running a rental while you own it. Free to use, no account required.
Thinking about selling a rental? Run the numbers first.
Compare keeping, selling, a 1031 exchange, a DST, seller financing and holding for your heirs, in after-tax dollars, in about two minutes. Free, no account needed.