Homestead Exemption Calculators

IRC § 121 (full section)

Federal Section 121 Primary Residence Exclusion Calculator

Compute the IRC § 121 primary-residence capital-gains exclusion — $250,000 single / $500,000 married-filing-jointly — on the sale of your principal residence, with the depreciation-recapture carve-out under § 121(d)(6), the non-qualified-use proration under § 121(b)(5), the partial-exclusion safe harbor under § 121(c), and the NIIT stack under IRC § 1411. Surfaces the realized gain, eligibility-test status, effective exclusion, taxable gain, depreciation-recapture liability, and the NIIT-subject base in a single planning view. Federal-pure mechanics: applies in any jurisdiction.

F.S. § 196.031

Florida Homestead Exemption Calculator

Quantify Florida's homestead exemption — the base $50,000 stack under F.S. § 196.031 plus every additional statutory exemption (senior 65+ low-income under § 196.075, widow / general disability $5K under § 196.202, veteran 10%+ under § 196.24, total-and-permanent service-connected disability under § 196.081 / § 196.091 / § 196.101, and first responder line-of-duty under § 196.081(4)). Computes school vs non-school taxable value separately to surface the F.S. § 196.031(1)(b) asymmetry — the second $25,000 of the base exemption applies only to non-school millage.

Florida Constitution Article X § 4

Florida Homestead Forced-Sale Exemption Calculator

Determine whether Florida's constitutional homestead protection from forced sale by creditors (Article X § 4, Florida Constitution + F.S. § 222.05) shields a property against a specific creditor. Computes the applicable acreage cap (0.5 acre municipal / 160 acres rural), surfaces the five carve-outs that overcome the homestead (mortgage, mechanic's lien under F.S. § 713, property tax, federal tax lien per U.S. v. Craft and the Supremacy Clause, and HOA / condo statutory ASSESSMENT LIENS under F.S. § 718.116(5) and § 720.3085(1)), and routes the fraudulent-conversion analysis under F.S. § 222.30 and Havoco of America v. Hill, 790 So. 2d 1018 (Fla. 2001). Distinct from the property-tax homestead exemption under Art. VII § 6 / F.S. § 196.031 (see the sibling Homestead Exemption Calculator on this site).

O.C.G.A. § 48-5-7

Georgia Homestead Exemption Property Tax Calculator

Quantify a Georgia homestead owner's property-tax bill under the Georgia Property Tax Code (O.C.G.A. § 48-5-40 et seq.): the uniform 40% assessment ratio (§ 48-5-7), the $2,000 statewide homestead exemption (§ 48-5-44), the $4,000 senior 65+ low-income additional exemption (§ 48-5-47), the indexed disabled-veteran exemption (§ 48-5-48, $109,986 of assessed value for 2025), and the most common county-level exemptions that stack on top — Fulton, Cobb, Gwinnett, DeKalb, Cherokee, Henry, Forsyth, and City of Atlanta school M&O. School M&O and county/city general M&O are computed separately to surface the per-component impact of each exemption.

Mass. G.L. c. 188 §§ 1–10

Massachusetts Homestead Declaration Calculator (Ch. 188)

Determine how much equity a Massachusetts homeowner's primary residence is shielding from unsecured creditors under the Mass. Homestead Act (G.L. c. 188): the automatic $125,000 protection under § 4, the declared $500,000 under § 5, and the $1,000,000 elderly / disabled tier under § 2 (raised from $500,000 by the 2024 amendment). Surfaces the five obligations that overcome the homestead under § 3 (mortgage, mechanic's lien, property tax, federal tax lien, child support / alimony), explains joint-owner stacking under § 10, and flags when a one-page Declaration at the Registry of Deeds would buy material additional protection for a nominal filing fee.

Texas Tax Code § 11.13

Texas Homestead Property Tax Cap Calculator

Quantify a Texas residence homestead's property-tax bill under the post-Proposition 4 framework: the $100,000 school-district exemption (Tax Code § 11.13(b)), the additional $10,000 for owners 65+ or disabled (§ 11.13(c)), the $5,000 mandatory non-school minimum exemption, the 10% appraisal cap (§ 23.23), and the three-year non-homestead 20% pilot cap on property under $5M (§ 23.231, sunsets December 31, 2026). Surfaces the cap-versus-market gap and the school-district tax ceiling for 65+/disabled owners.