Tax Forecast
Federal/state income-tax planning plus the saved NC home-sale capital-gain estimate used by Cash Flow.
NC Home Sale - Capital Gain Tax Inputs
Enter your adjusted tax basis. FCC will not invent this number. The estimate is Sale Price - Selling Costs - Adjusted Basis - Section 121 Exclusion, then multiplied by the planning capital-gain tax rate.
| Expected sale price | $1,900,000 |
| Estimated selling costs | $63,075 |
| Amount realized for this planning estimate | $1,836,925 |
| Adjusted tax basis | $1,400,000 |
| Realized gain | $436,925 |
| Section 121 exclusion | $500,000 |
| Estimated taxable gain | $0 |
| Estimated home-sale capital-gain tax | $0 |
MFJ Tax Assumptions
Portfolio principal withdrawals are not income. Long-term capital gains remain part of AGI/MAGI and the Social Security provisional-income test, but R49 taxes standard net long-term gains using the federal 0% / 15% / 20% capital-gain stack rather than ordinary MFJ brackets. Mortgage interest is used only when itemizing produces a larger federal deduction than the MFJ standard deduction. The active state-income-tax line reflects the current Florida-residency assumption; NC / GA / TN are compared separately below. Select 2 qualifying seniors only if both spouses separately qualify.
Federal MFJ Estimate
| Social Security Received | $9,000 |
| Other Ordinary Income | $1,000 |
| Investment Interest | $83,200 |
| Other Long-Term Capital Gains | $0 |
| NC Home-Sale Taxable Long-Term Gain | $0 |
| Total Long-Term Capital Gains | $0 |
| Provisional Income (SS test) | $88,700 |
| Taxable Social Security | $7,650 |
| Federal AGI / MAGI Planning Base | $91,850 |
| MFJ Standard Deduction | $32,200 |
| Age 65+ Additional Standard Deduction | $3,300 |
| Mortgage Interest (itemized input) | $25,482 |
| Enhanced Senior Deduction | $12,000 |
| Deduction Method | STANDARD |
| Total Federal Deductions | $47,500 |
| Federal Taxable Income | $44,350 |
| Ordinary Taxable Income | $44,350 |
| Taxable Long-Term Capital Gains | $0 |
| LTCG Taxed at 0% | $0 |
| LTCG Taxed at 15% | $0 |
| LTCG Taxed at 20% | $0 |
| Federal Tax on Ordinary Income | $4,826 |
| Federal Long-Term Capital-Gains Tax | $0 |
| Net Investment Income Tax (3.8%, if applicable) | $0 |
| Estimated Federal Tax | $4,826 |
After-Tax Planning
| Ordinary Federal Income Tax | $4,826 |
| Federal Long-Term Capital-Gains Tax | $0 |
| Net Investment Income Tax | $0 |
| Total Federal Income Tax | $4,826 |
| Current Florida State Income Tax | $0 |
| Effective Federal Rate | 5.18% |
| Estimated After-Federal-Tax Income | $88,374 |
NC / GA / TN Total Tax Liability Comparison
Same federal income, including the same long-term capital gains, is tested under each destination-state planning model. The reconciliation now shows the full path from income before retirement exclusion through state taxable income. Annual property tax is editable above so a specific property's real estimate can replace the generic planning percentage.
| State | Income Before Retirement Exclusion | Retirement Exclusion | Income After Retirement Exclusion | State Deduction | State Taxable Income | State Income Tax | Gross Property Tax | Senior / Homestead Relief | Net Property Tax | Federal Tax | Total Tax Liability | Difference vs Best |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| North Carolina | $84,200 | $0 | $84,200 | -$25,500 | $58,700 | $2,342 | $8,000 | $0 | $8,000 | $4,826 | $15,168 | $3,342 |
| Georgia | $84,200 | -$83,200 | $1,000 | -$30,000 | $0 | $0 | $10,000 | $0 | $10,000 | $4,826 | $14,826 | $3,000 |
| Tennessee | $0 | $0 | $0 | $0 | $0 | $0 | $7,000 | $0 | $7,000 | $4,826 | $11,826 | $0 |
Lowest estimated total tax liability: Tennessee at $11,826.
Planning Notes
Federal calculations use 2026 Married Filing Jointly ordinary-income brackets. Standard net long-term capital gains use the 2026 MFJ capital-gain stack: 0% through the applicable $98,900 taxable-income ceiling, 15% through $613,700, then 20%. Capital gains remain in AGI/MAGI and the Social Security provisional-income calculation.
R49 also estimates the 3.8% Net Investment Income Tax when MFJ MAGI exceeds $250,000. The model treats investment interest and long-term capital gains as net investment income for this planning estimate.
Qualifying Seniors means the number of spouses age 65+ who separately qualify. Select 2 when both spouses qualify.
Georgia Social Security is excluded from Georgia income tax. The comparison now separately shows the Georgia retirement-income exclusion used, the state deduction, remaining taxable income, and resulting state income tax. A $0 Georgia tax result is therefore fully traceable instead of being unexplained.
Georgia property-tax relief is local. Select Fulton or Cobb and enter the annual homestead/senior relief you actually expect. SFC subtracts that amount from gross property tax instead of assuming an exemption you may not yet qualify for.
This is a planning model, not a tax return. Property taxes vary by county/city and homestead eligibility. Mortgage interest is deductible only if the debt and use qualify and itemizing is advantageous.