{"id":63198,"date":"2026-06-06T03:00:18","date_gmt":"2026-06-06T01:00:18","guid":{"rendered":"https:\/\/housesmarketplace.com\/nest-egg-protection-act-would-raise-capital-gains-tax-exclusion-for-senior-home-sellers\/"},"modified":"2026-06-06T03:00:18","modified_gmt":"2026-06-06T01:00:18","slug":"nest-egg-protection-act-would-raise-capital-gains-tax-exclusion-for-senior-home-sellers","status":"publish","type":"post","link":"https:\/\/housesmarketplace.com\/ru\/nest-egg-protection-act-would-raise-capital-gains-tax-exclusion-for-senior-home-sellers\/","title":{"rendered":"Nest Egg Protection Act would raise capital gains tax exclusion for senior home sellers"},"content":{"rendered":"
\n

Rep. Nicole Malliotakis (R-N.Y.) has introduced federal legislation that would temporarily raise the capital gains tax exclusion to $1 million for \u0434\u043e\u043c\u043e\u0432\u043b\u0430\u0434\u0435\u043b\u044c\u0446\u044b-\u043f\u0435\u043d\u0441\u0438\u043e\u043d\u0435\u0440\u044b<\/a> who sell their longtime primary residences. The move aims to ease tax burdens on older Americans and free up inventory for younger homebuyers<\/a>.<\/p>\n

\u0417\u0430\u043a\u043e\u043d\u043e\u043f\u0440\u043e\u0435\u043a\u0442 H.R. 9064<\/a>, known as the Nest Egg Protection Act, was introduced June 1 and would apply to individuals and married couples ages 65 or older, according to an announcement from Malliotakis\u2019 office.<\/p>\n

Under the proposal, qualifying sellers could exclude up to $1 million in capital gains from federal taxes on the sale of a primary residence, provided they have owned the home for at least 25 years. The exclusion level would be the same for single and joint filers.<\/p>\n

Tax thresholds haven\u2019t changed in decades<\/h2>\n

Current law allows homeowners to exclude up to $250,000 in capital gains for individuals and $500,000 for married couples filing jointly. These thresholds have not been raised since 1997, despite substantial home price appreciation<\/a> in many markets.<\/p>\n

In New York\u2019s 11th Congressional District, which covers Staten Island and parts of Brooklyn, the median home price is above $700,000, according to the congresswoman\u2019s office. Longtime owners in high-cost markets increasingly risk hitting or exceeding today\u2019s capital gains exclusion limit, especially if they bought decades ago at much lower prices.<\/p>\n

\u201cToo many seniors on Staten Island and in Brooklyn who purchased their homes decades ago and built \u043a\u0430\u043f\u0438\u0442\u0430\u043b<\/a> over a lifetime are now facing the possibility of a significant capital gains tax bill if they choose to sell or downsize<\/a>,\u201d Malliotakis said in a statement. She said the bill is intended to remove a tax \u201cbarrier that discourages seniors from selling when they want to\u201d and to make homeownership \u201cmore attainable for younger families and \u0432\u043f\u0435\u0440\u0432\u044b\u0435 \u043f\u043e\u043a\u0443\u043f\u0430\u044e\u0449\u0438\u0435 \u0436\u0438\u043b\u044c\u0435<\/a>\u00bb.<\/p>\n

Local real estate organizations and brokers backed the proposal in the congresswoman\u2019s announcement, framing it as both a tax relief measure and a strategy to boost inventory. Trade groups including the Staten Island Board of Realtors<\/strong> \u0438 Brooklyn Real Estate Board<\/strong> said the proposal could encourage \u201cright-sizing\u201d among seniors and unlock homes that have been effectively \u201cfrozen\u201d due to tax concerns.<\/p>\n

For housing professionals, the measure highlights a policy lever that directly affects listing decisions for older homeowners. In high-appreciation markets, tax exposure on gains above the current caps of $250,000 and $500,000 can be a key reason seniors stay in place rather than downsize or relocate, limiting available inventory for first-time and move-up buyers.<\/p>\n

Malliotakis\u2019 office positioned the bill within a broader push to address affordability for homeowners and seniors. The congresswoman has supported raising the state and local tax (\u0421\u041e\u041b\u042c<\/a>) deduction cap to $40,000. She also authored a \u201cbonus senior deduction\u201d in the Working Families Tax Cuts package, which provides an additional deduction of up to $6,000 for individuals and $12,000 for married couples ages 65 and older, according to the announcement.<\/p>\n

Malliotakis is also a co-sponsor of HR 1340<\/a>, the More Homes on the Market Act, which would double the current home sale capital gains exclusion to $500,000 for individuals and $1 million for married couples while indexing these amounts to \u0438\u043d\u0444\u043b\u044f\u0446\u0438\u044f<\/a>.<\/p>\n

The Nest Egg Protection Act goes further by setting the exclusion at $1 million for both individuals and joint filers while targeting a narrower group \u2014 homeowners 65 and older who have owned their primary residence for at least 25 years.<\/p>\n

Similar moves under the Trump administration<\/h2>\n

Modernized capital gains thresholds began to grab attention last summer when Rep. Marjorie Taylor Greene (R-Ga.) \u0432\u0432\u0435\u0434\u0435\u043d<\/a> the No Tax on Home Sales Act, which aimed to eliminate all capital gains taxes on the sale of a primary residence. <\/p>\n

A release from Greene\u2019s office at the time also explained that the limits hadn\u2019t been updated since 1997, when the median U.S. home price was $145,000 \u2014 a number that had climbed to more than $360,000 in 2025. <\/p>\n

Data published last year by the \u041d\u0430\u0446\u0438\u043e\u043d\u0430\u043b\u044c\u043d\u0430\u044f \u0430\u0441\u0441\u043e\u0446\u0438\u0430\u0446\u0438\u044f \u0440\u0438\u044d\u043b\u0442\u043e\u0440\u043e\u0432<\/strong> (NAR) showed that 29 million homeowners \u2014 or 34% \u2014 could face capital gains taxes when selling based on accumulated equity above the $250,000 exclusion cap. NAR projected the number to climb to 59 million (or 70% of all homeowners) by 2035.<\/p>\n

\u041f\u0440\u0435\u0437\u0438\u0434\u0435\u043d\u0442 \u0414\u043e\u043d\u0430\u043b\u044c\u0434 \u0422\u0440\u0430\u043c\u043f lent credibility<\/a> to Greene\u2019s proposal by saying that \u201cwe\u2019re thinking about that,\u201d while arguing that lower benchmark interest rates from the \u0424\u0435\u0434\u0435\u0440\u0430\u043b\u044c\u043d\u044b\u0439 \u0440\u0435\u0437\u0435\u0440\u0432<\/strong> could accomplish a similar goal of incentivizing home buyers and sellers. But the bill didn\u2019t advance out of committee and Greene is no longer serving in \u041a\u043e\u043d\u0433\u0440\u0435\u0441\u0441<\/strong>.<\/p>\n

In January, Rep. Craig Goldman (R-Texas) introduced H.R. 7034<\/a>, dubbed the Don\u2019t Tax the American Dream Act, which would eliminate federal capital gains taxes on the sale of primary residences. That bill has also yet to advance out of committee.<\/p>\n

\u201cAmericans are overtaxed. The Don\u2019t Tax the American Dream Act repeals costly capital gains taxes on home sales so that Americans keep more of their hard-earned money,\u201d Goldman said in statement. \u201cRepealing these taxes will unleash the housing market and help restore the American Dream of homeownership.\u201d<\/p>\n

This article was written by Neil Pierson and generated with the assistance of HousingWire Automation. It was reviewed by a HousingWire editor before publication.<\/em><\/p>\n<\/div>","protected":false},"excerpt":{"rendered":"

Rep. Nicole Malliotakis (R-N.Y.) has introduced federal legislation that would temporarily raise the capital gains tax exclusion to $1 million for senior homeowners who sell their longtime primary residences. The move aims to ease tax burdens on older Americans and free up inventory for younger homebuyers. The bill, H.R. 9064, known as the Nest Egg […]<\/p>","protected":false},"author":1,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1],"tags":[],"class_list":["post-63198","post","type-post","status-publish","format-standard","hentry","category-uncategorized"],"yoast_head":"\nNest Egg Protection Act would raise capital gains tax exclusion for senior home sellers - Houses Marketplace<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/housesmarketplace.com\/ru\/nest-egg-protection-act-would-raise-capital-gains-tax-exclusion-for-senior-home-sellers\/\" \/>\n<meta property=\"og:locale\" content=\"ru_RU\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Nest Egg Protection Act would raise capital gains tax exclusion for senior home sellers\" \/>\n<meta property=\"og:description\" content=\"Rep. Nicole Malliotakis (R-N.Y.) has introduced federal legislation that would temporarily raise the capital gains tax exclusion to $1 million for senior homeowners who sell their longtime primary residences. The move aims to ease tax burdens on older Americans and free up inventory for younger homebuyers. 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