Well I'm sorry about that, but unfortunately you didn't or don't yet have your figures for the year that you are going to sell the property.
Have you figured in 5 years of depreciation in your 100K gain.
As I said, here's what you are most likely facing:
15% federal capital gains tax = $15,000.
9% CA tax (there's no capital gains tax rate in CA) = $9,000.
So, that's 24% of the 100K or $24,000 total.
If your income is high, then your capital gains rate can be 20% or $20,000.
CA would stay the same at $9,000.
So that's 29% or a total of $29,000.
Reinvesting the proceeds does not save you anything anymore because the rules have changed and eliminated that option.
You don't qualify for the primary residence exclusion because you haven't lived in the home for 2 out of the previous 5 years ending on the date of sale.
I don't what else I can tell you based upon the facts as you presented them.
All I can do is answer based upon the information you provided.
Maybe this will help clarify things for you.
Don't shoot the messenger.
Thanks very much,