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Hello, I'm Robin. Welcome to JustAnswer. I'm reviewing your question now and typing up my reply. I'll post that in just a few moments.
The amounts you pay to sell reduce your selling price. If you sell for less then your cost (plus improvements) and you used the home for a personal residence (or even a second home) you are not allowed to use the loss unfortunately.
Almost everything you own and use for personal or investment purposes is a capital asset. Examples include a home, personal-use items like household furnishings, and stocks or bonds held as investments. When you sell a capital asset, the difference between the adjusted basis in the asset and the amount you realized from the sale is a capital gain or a capital loss.
You are correct that if you sell for a gain you generally are taxed on the gain (with the exception of your main home under IRC 121 you can exclude up to $500,000 of gain if married). Losses from the sale of personal-use property, such as your home or car, are not tax deductible.
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I am checking back with you to see if you required more assistance on calculating the sale.
I understand. The tax rules are not forgiving and are unbalanced for fairness.