Commercial Real Estate Net Proceeds Calculator | MANSARD
Massachusetts & New Hampshire · Commercial Real Estate
Commercial Real Estate Net Proceeds Calculator
Find out what you’ll actually walk away with after taxes, depreciation recapture, and closing costs — before you list.
Net Proceeds Estimator
Enter your property details below. All figures are estimates for planning purposes only — consult your CPA for tax advice.
Only applies to Massachusetts sellers.
Gross Sale Price $0
Total Tax & Costs $0
Est. Net Proceeds $0
Broker Commission$0
Closing Costs$0
Depreciation Recapture (25%)$0
Federal Capital Gains Tax$0
State Tax$0
MA Millionaire’s Tax (4%)$0
Net Investment Income Tax (3.8%)$0
Total Deductions$0
ⓘ This calculator provides estimates for planning purposes only. Tax rates, deductions, and obligations vary based on your specific situation. Consult a qualified CPA or tax advisor before making decisions. MANSARD does not provide tax advice.
Your tax exposure is significant. A 1031 exchange, installment sale, or strategic timing could meaningfully change this number — but these strategies must be structured before the sale closes. Schedule a free pre-sale strategy call →
The Four Taxes That Reduce What You Walk Away With
Most owners focus on the sale price. The number that actually matters is what you keep after four layers of tax — each of which can be planned for if you start early enough.
Layer 1
Federal Capital Gains Tax
Long-term gains (property held >1 year) are taxed at 15% or 20%. Short-term gains are taxed as ordinary income — up to 37%.
State rates vary by location: Massachusetts 5% (plus 4% Millionaire’s Tax surtax above $1,107,750), Maine up to 7.15%, Vermont up to 8.75%, Rhode Island up to 5.99%, Connecticut up to 6.99%. New Hampshire has no state capital gains tax.
The Calculator Shows You the Tax Bill. We Show You How to Reduce It.
A 1031 exchange, installment sale, or strategic timing can significantly change your net proceeds. But these strategies must be structured before the sale closes — not after. At MANSARD, we model your full tax exposure, identify the right buyers, and build a pre-sale strategy that maximizes what you actually walk away with.
Net proceeds are calculated by starting with the gross sale price, then subtracting: broker commission (typically 3–5%), closing costs (approximately 1–2%), federal capital gains tax (15% or 20%), depreciation recapture tax (25%), Massachusetts or New Hampshire state capital gains tax, and the Massachusetts Real Estate Transfer Tax. The result is the amount you actually receive after all costs and taxes are paid at closing.
Depreciation recapture is a federal tax that applies when you sell a commercial property for more than its depreciated book value. The IRS taxes the amount of depreciation you claimed (or could have claimed) over your ownership period at a maximum rate of 25%. This applies even if you never actually claimed depreciation on your tax returns. For most long-term owners, depreciation recapture is one of the largest single tax obligations at closing.
New Hampshire does not have a personal income tax or a capital gains tax. However, NH sellers are still subject to federal capital gains tax and federal depreciation recapture. If you are a Massachusetts resident selling a New Hampshire property, you may also owe Massachusetts state tax on the gain. Read our full NH seller guide →
A 1031 exchange does not increase your gross sale price, but it can dramatically increase your net proceeds by deferring federal and state capital gains taxes and depreciation recapture. For a seller with a large gain, the tax deferral from a 1031 exchange can amount to hundreds of thousands of dollars that remain invested rather than paid to the IRS. The exchange must be structured before the sale closes — it cannot be done retroactively. Read our complete 1031 exchange guide →
The Massachusetts Millionaire’s Tax is a 4% surtax on Massachusetts taxable income above $1,107,750 (2026 threshold). For commercial real estate sellers, the gain from the sale is added to your other Massachusetts income for the year. If the combined total exceeds the threshold, the portion above it is taxed at an additional 4% on top of the standard 5% Massachusetts capital gains rate — for an effective state rate of 9% on that portion. Read our full Millionaire’s Tax guide →
The calculator shows the number. The call shows you how to improve it.
Find Out What You’d Actually Walk Away With.
A short, confidential call to model your exact net proceeds, identify the right buyers for your building, and understand what needs to happen before you list — before you commit to anything.
