Capital Growth Calculator — the United States 2026
Project how your investment grows over time.
Calculate total capital gain, annualised CAGR, inflation-adjusted real return, and estimated CGT on an US property. Includes growth projection chart, transaction cost analysis, and historical benchmark comparison.
Indicative estimates. CGT figures are approximate — consult a tax accountant for actual liability. Not financial or tax advice.
Select the question that matches where you are right now.
Your CAGR is the most useful single figure — it lets you compare your property against other investments and historical benchmarks. The total gain in dollar terms is satisfying, but the CAGR tells you whether your property has outperformed, matched, or lagged the market.
A 41% gain over 7 years sounds impressive. But the CAGR of 5.1%/year is more useful — it is directly comparable to a savings account at 5%/year or the NYSE/NASDAQ at 9%/year. Simple percentage return is distorted by holding period. Always compare CAGRs when evaluating investments.
A 5.1%/year nominal return with 3% inflation is only 2.1%/year real — barely ahead of a savings account in real terms. Switch to Detailed mode, set your inflation rate, and check whether your property has actually created purchasing-power wealth — or just kept pace with rising prices.
The chart extends your current CAGR into the future as a dashed line — this is not a forecast. Property markets are cyclical. Past growth rates do not predict future performance. Use the projection as a rough reference point, not a plan.
If you are planning to sell, CGT is one of the biggest factors affecting your net proceeds — and there are legitimate strategies to minimise it.
Switch to Advanced mode to enter your marginal tax rate, whether you have held 12+ months, and any capital improvements. The calculator will estimate your CGT liability and net proceeds after tax. This is an approximation — your actual CGT depends on your full income in the year of sale and specific adjusted basis items.
Selling in a year when your other income is low (e.g. year of retirement, parental leave, career break) can significantly reduce your CGT. If you are borderline on the 12-month discount threshold, waiting even one day can save tens of thousands. If you can defer settlement into the new tax year (after January 1 for most US filers), you also defer the tax payment by 12 months.
Capital improvements (additions, renovations, extensions) increase your adjusted basis and reduce CGT — but maintenance and repairs do not. Keep all receipts for: Transfer tax, legal fees, conveyancing, building inspections, renovation costs, and agent fees on purchase. Without records, The IRS uses the original contract price as your adjusted basis. For properties held for many years, the difference can be substantial.
How does your property compare to US market benchmarks?
Austin and Phoenix have averaged 7–8%/year nominal CAGR over 30 years. Nashville and Tampa have averaged 6–7%/year. Denver has been more volatile — strong growth in the mining boom periods, flat in between. A CAGR above 7%/year is outperforming the historical average; below 5%/year suggests the property may have underperformed the market or CPI.
The NYSE/NASDAQ 200 has delivered approximately 9–10%/year total return (capital + dividends reinvested) over 20 years — higher than residential property capital growth alone. However, property is typically leveraged (5× with an 80% LVR mortgage), multiplying the effective return on equity. On a leveraged basis, property frequently outperforms unleveraged share investments.
Property total return = capital growth + gross rental yield. An investment property with 5%/year capital growth and 4%/year gross yield delivers 9%/year total — competitive with shares. Switch to Detailed mode and enter your rental yield for the full return picture. Note that gross yield excludes management costs, maintenance, vacancies, and interest — net yield is typically 1–2% lower.
Once you understand your property return, these are the most useful next steps.
If you are estimating current value, consider getting a bank valuation (free with most refinance applications) or an independent appraisal from a licensed valuer ($300–$600). Real estate agent appraisals are free but may be optimistic. For CGT purposes, the actual contract price is what matters — not estimates.
If equity has grown substantially, refinancing allows you to access the equity for other investments without selling. With an original LVR of 80% on a $600k purchase, after growth to $850k your equity is approximately $130k+ above the original deposit — potentially available as a deposit on a second investment property.
Consult a tax accountant or The IRS website before proceeding with a sale. CGT calculation involves your full year income, specific adjusted basis items, timing of contract vs settlement, and potential concessions (small business, retirement savings rollover). A professional tax adviser can legitimately save far more than their fee on large capital gains.
The formulas behind capital growth — total return, annualised rate, and inflation adjustment
Total capital gain
Capital gain = Current value − Purchase price. Total return percentage = (Gain ÷ Purchase price) × 100. This is the simple nominal return over the entire holding period.
CAGR — Compound Annual Growth Rate
CAGR = (Current value ÷ Purchase price)^(1/years) − 1. This converts total growth into an equivalent steady annual rate. A property that grows 41% over 7 years has a CAGR of 5.1%/year — meaning it grew as if it had compounded at 5.1% each year.
The Rule of 72
Doubling time (years) = 72 ÷ CAGR (%). At 7.2%/year, a property doubles in exactly 10 years. At 5%/year, it takes 14.4 years. This is a useful mental shortcut for comparing investment options.
Real (inflation-adjusted) growth
Real CAGR = Nominal CAGR − Inflation rate. If a property grows at 6%/year but inflation is 3%, the real purchasing-power gain is only ~3%/year. The Standard mode adds CPI adjustment so you can see the true real return on your investment.
Total return including rental income
Property total return = Capital growth + Gross rental yield. An investment property at 5%/year capital growth plus 4%/year gross yield delivers approximately 9%/year total return (before costs and tax). The Standard mode includes rental income in the analysis.
Long-run CAGR by city, property type, and comparison to shares and cash
| Market | 10-yr CAGR | 20-yr CAGR | 30-yr CAGR |
|---|---|---|---|
| Austin (all dwellings) | ~6.8% | ~7.4% | ~7.9% |
| Phoenix (all dwellings) | ~5.2% | ~6.8% | ~7.3% |
| Nashville | ~7.1% | ~5.8% | ~6.4% |
| Tampa | ~7.2% | ~6.3% | ~6.0% |
| Denver | ~4.8% | ~5.5% | ~6.8% |
| Charlotte | ~7.8% | ~5.4% | ~5.9% |
| US CPI (inflation) | ~3.0% | ~2.8% | ~2.9% |
Property vs other asset classes (approximate, 20yr nominal)
| Asset class | Approx 20yr CAGR | Notes |
|---|---|---|
| US residential property | ~6–8% | Capital cities — excludes rent |
| NYSE/NASDAQ 200 (total return) | ~9–10% | Includes dividends reinvested |
| US bonds | ~4–5% | Government and investment grade |
| Cash / term deposits | ~2.5–4% | Varies with Federal Reserve cash rate |
| Gold | ~7–8% (AUD) | No income |
Note: Property figures are for capital growth only. Total return including rental income (typically 3–5% gross yield) makes property competitive with shares over long periods — but property includes leverage, concentrated risk, and liquidity constraints that shares do not.
Long-term rates, the Section 121 exclusion, adjusted basis, and how to minimize tax on a property sale
Long-term vs short-term capital gains
If you hold a property for more than 12 months before selling, the gain is a long-term capital gain taxed at 0%, 15% or 20% depending on your taxable income (plus 3.8% Net Investment Income Tax for high earners). Sold within 12 months, the gain is short-term and taxed as ordinary income — up to 37% federal.
Primary residence exclusion (Section 121)
If the home was your primary residence for at least 2 of the last 5 years, you can exclude up to $250,000 of gain ($500,000 married filing jointly). Depreciation claimed while the home was rented is recaptured at up to 25%.
Adjusted basis inclusions
The adjusted basis reduces your taxable gain. Include: purchase price, closing costs, title and transfer taxes, legal fees, and capital improvements (not repairs or maintenance). Keeping records of all capital expenditure is essential.
| Situation | Federal rate | Notes |
|---|---|---|
| Long-term — lower incomes | 0% | Gain falling within the 0% bracket |
| Long-term — most sellers | 15% | The broad middle of taxable incomes |
| Long-term — top incomes | 20% | Plus 3.8% NIIT above $200k/$250k MAGI |
| Short-term (under 12 months) | 10–37% | Taxed as ordinary income |
Timing strategies to minimize capital gains tax
- Sell in a year when your other income is low (e.g. the year you retire)
- If near the 12-month mark, wait until you have held for 12 months + 1 day
- Meet the Section 121 residence test (2 of the last 5 years) before selling a former home
- Use capital losses to offset gains (losses carry forward)
- Consider a 1031 like-kind exchange to defer gain on an investment property
Supply, demand, interest rates, population growth, and location factors
Structural drivers of US property growth
- Population growth: the United States targets 200,000–300,000 net migration per year — consistently among the highest per-capita rates in the developed world. Strong population growth in capital cities underpins demand.
- Land scarcity: Desirable land near CBDs and the coast is finite. Land value (not the building) drives long-term capital growth — why houses outperform apartments over long periods.
- Undersupply: the United States has consistently built fewer dwellings than demand requires. The National Housing Accord target of 1.2M homes by 2029 is unlikely to be met, sustaining price pressure.
- Tax incentives: leveraged real estate investing and the CGT discount create significant demand from investor-buyers, particularly in capital cities.
Houses vs apartments — the land component
Over long periods, detached houses have significantly outgrown apartments. The reason: land appreciates; buildings depreciate. A house on a 600sqm block in an inner suburb contains substantial land value. An apartment in a 100-unit block shares the land value across all units. This is reflected in the data — houses in capital cities have averaged 1–2% per year more capital growth than apartments over 20+ year periods.
Frequently asked Frequently asked questions
What is a good capital growth rate for US property?
US capital city property has averaged approximately 6–8% nominal CAGR over 30 years, depending on the city. After subtracting inflation of ~3%, real growth is approximately 3–5%/year. A 7%/year CAGR doubles value in 10.3 years. Regional property varies much more widely. Any property growing above CPI (3%) is generating real wealth, and above 5%/year is performing well historically.
Is capital growth on US property taxed?
Yes — capital gains tax applies when a rental or investment property is sold. Held more than 12 months, the gain qualifies for the lower long-term rates (0%, 15% or 20%); sold sooner, it is taxed as ordinary income. A primary residence can be excluded up to $250,000 single / $500,000 married under Section 121. Always consult a tax professional or the IRS website before selling — timing and adjusted basis significantly affect your liability.
How do I calculate annualised property growth rate?
CAGR = (Current value ÷ Purchase price) ^ (1 ÷ Years held) − 1. Example: $850,000 ÷ $600,000 = 1.4167. Raise to the power of (1÷7) = 1.4167^0.143 = 1.0508. Subtract 1: 0.0508 = 5.08% per year. This calculator does this automatically — just enter your purchase price, current value, and years held.
What costs should I include in my capital growth calculation?
When calculating true capital growth, include all acquisition costs (Transfer tax, legal fees, building inspection, conveyancing) in your adjusted basis — these reduce the effective gain. Similarly, include selling costs (real estate agent commission typically 1.5–2.5%, legal fees, advertising). Capital improvements (renovations, additions) also increase your adjusted basis and reduce CGT. Maintenance costs (painting, repairs) are not capital — they cannot be added to the adjusted basis but may be deductible in the year incurred (for investment properties).
Where these figures come from
Property and mortgage figures on this page are drawn from The Federal Reserve (rate data), the Consumer Financial Protection Bureau (mortgage rules), The IRS (property-related tax deductions), and HUD.
- US mortgage rates — Federal Reserve / FRED — 30-Year Fixed Mortgage Average.
- Mortgage & closing rules — CFPB — Owning a Home.
- Home mortgage interest deduction — IRS Topic 504 — Home Mortgage Points.
- Property tax deduction (SALT cap) — IRS Topic 503 — Deductible Taxes.
- Capital gains on home sale ($250k/$500k) — IRS Topic 701 — Sale of Your Home.
- FHA & federal housing programs — HUD — US Department of Housing and Urban Development.
Last checked: April 2026. Rates and thresholds are reviewed against the source of record each November, when annual adjustments for the following tax year are published.