Every "home value" tool tells you the sticker price. None tell you what lands in your pocket after the bank, the closing costs, and the one number that blindsides most Cape Cod sellers — capital gains tax. Let's find your real walkaway.
Built for Brewster · Chatham · Harwich · Orleans · Eastham
Your Numbers
Nothing here is saved or sent anywhere — it all stays on your screen.
Left: commission %. Right: other closing costs % (attorney, title, prep). Barnstable deed excise is added automatically.
Your True Walkaway
What you keep after everyone takes their slice.
You keep
$0
⚠️
Depreciation recapture likely applies. Because this home was rented or used for business, the gain equal to the depreciation you claimed (or could have) is taxed up to 25% federally — plus MA tax — and isn't covered by the Section 121 exclusion. "Nonqualified use" rules can also reduce the exclusion. This estimate does not include those; your CPA should.
Three prices, three walkaways
ScenarioSale priceYou keep
How the capital gains number is figured
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Please read — estimate only. This is an automated estimate for general information — not an appraisal, a guarantee of value or net proceeds, or tax, legal, or financial advice. Arthur Radtke and The Celebrate Team are licensed real estate professionals, not CPAs or attorneys, and using this tool creates no advisory relationship. It uses 2026 federal and Massachusetts rates and the Barnstable County deed excise and assumes long-term ownership (more than a year). Your actual tax depends on facts this tool can't capture — your adjusted cost basis, any depreciation recapture (taxed up to 25% if the home was ever rented or used for business), "nonqualified use" periods, partial- or surviving-spouse exclusion rules, prior exclusions, and your other income and filing status. Tax laws change. The primary-residence exclusion assumes you owned and lived in the home at least 2 of the last 5 years. Value and days-on-market figures are medians from 719 closed Lower Cape sales (July 2025–June 2026) and are starting points only — your home's real value comes from a current comparative market analysis. Before any decision, confirm your situation with your own CPA or attorney.
Equal Housing Opportunity. Arthur Radtke is pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity.