Who this is for

US landlords with two to ten doors, held as a side investment rather than a career. If you have a hundred units and a tax team, this isn’t built for you.

Below are the situations people actually arrive with. Pick whichever is closest to yours.

You're thinking about selling

You want the real after-tax figure before you list, not after. Depreciation recapture is usually the part that surprises people, and it is the hardest part to undo once the sale has closed.

Estimate what selling would cost

You've just sold, and the bill is bigger than you expected

Usually because the gain isn't sale price minus purchase price. Depreciation you claimed — or were entitled to claim and didn't — gets settled up at the same time.

Why the bill was bigger

You didn't set out to be a landlord

You moved in with someone, took a job elsewhere, or inherited a place, and now you're renting out somewhere you used to live. There is a clock on the relief you had as an owner-occupier, and most people don't know it is running.

What happens to your exclusion

You've never claimed depreciation

More common than you'd think, and fixable. The catch is that recapture is calculated on the depreciation you were entitled to take, whether or not you took it — so not claiming it costs you twice.

See what you may have missed

You're growing, and your accountant is out of their depth

At five or ten doors the questions change: entity structure, whether cost segregation pays for itself, whether the short-term rental route is open to you. Someone who files accurate returns may still never have seen these.

Test what changes the number

You have income to shelter and want the legitimate options

The two routes that genuinely let rental losses reach a salary are narrow, widely misunderstood, and often sold to people who don't qualify. Worth knowing which door is open before paying anyone to walk you through it.

Check which route is open

The properties are your project now

You're retired or semi-retired, the rentals are the thing you run, and the questions have shifted towards holding, passing on, and what your heirs would inherit.

Hold, sell, or pass it on

None of these quite you? The guides cover the ground more broadly, and the calculators are free to run as often as you like.

Informational purposes only — estimates for discussion, not tax, legal, or financial advice. No professional-client relationship is created. Consult a qualified CPA about your situation.