Tax-aware financial planning
Know where you stand.
Free calculators and plain-English guides for rental property owners — built by one who learned depreciation recapture the hard way. The tax math your spreadsheet gets wrong, done right.
The tools
Point calculators first, each one built around a decision that actually keeps rental owners up at night. Every tool shows its arithmetic, so you can check it rather than trust it.
Rental sale calculator
What you'd really keep after a sale — depreciation recapture, federal and state capital gains, the whole stack.
Live — open it →Keep vs. sell
Sell now and invest the check, or keep the rental and sell later? Both paths, year by year, side by side.
Live — open it →Moving back into a rental
The "live there two years and skip the tax" advice, run against the actual Section 121 rules — with a calculator for your own timeline.
Live — open it →Plain-English guides
Should I sell my rental? and depreciation recapture — the tax rules nobody explains until it costs you.
Two guides live →Get told when a tool launches or its math changes
One email when a new calculator goes live, and one when an existing calculator's engine changes — the updates that can move your numbers. Not for typo fixes or layout tweaks. This isn't a newsletter.
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