{"id":57443,"date":"2025-09-23T07:22:25","date_gmt":"2025-09-23T11:22:25","guid":{"rendered":"https:\/\/www.rbcroyalbank.com\/en-ca\/my-money-matters\/goals-aspirations\/travel-and-cross-border\/buying-or-refinancing-a-us-property\/selling-your-u-s-property-5-things-canadians-need-to-know\/"},"modified":"2025-09-23T09:59:15","modified_gmt":"2025-09-23T13:59:15","slug":"selling-your-u-s-property-5-things-canadians-need-to-know","status":"publish","type":"rbc_my_money_matter","link":"https:\/\/www.rbcroyalbank.com\/en-ca\/my-money-matters\/goals-aspirations\/travel-and-cross-border\/buying-or-refinancing-a-us-property\/selling-your-u-s-property-5-things-canadians-need-to-know\/","title":{"rendered":"Selling Your U.S. Property? 6 Things Canadians Need to Know"},"content":{"rendered":"\n<section class=\"wp-block-rbc-section-block  pos-rel\" style=\"border-radius:0px\"><\/section>\n\n\n\n<div class=\"wp-block-rbc-rbc-block drop-shadow pos-rel top-line-blue block-wpr\">\n<div class=\"wp-block-rbc-rbc-block-inner-block block-inner\">\n<h4 class=\"wp-block-heading\" id=\"h-tldr\">TLDR<\/h4>\n\n\n\n<ul class=\"wp-block-rbc-list is-style-blue-disc\">\n<li class=\"wp-block-rbc-list-item\">\n<p>When you sell your U.S. property for more than you paid for it, you\u2019ll be required to pay capital gains on the difference.&nbsp;<\/p>\n<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-rbc-list is-style-blue-disc\">\n<li class=\"wp-block-rbc-list-item\">\n<p>Capital gains taxes are first payable to the U.S. government \u2013 but you need to report the gains to the Canadian government too. The U.S.-Canada Tax Treaty is set up to avoid double taxation.&nbsp;<\/p>\n<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-rbc-list is-style-blue-disc\">\n<li class=\"wp-block-rbc-list-item\">\n<p>Withholding rules require 15% of the sale price to be remitted to the IRS at the time of the sale. But there are some exceptions.<\/p>\n<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-rbc-list is-style-blue-disc\">\n<li class=\"wp-block-rbc-list-item\">\n<p>Selling your U.S. property involves specific rules and payments. Support from experts and advance planning can help the process go smoothly.<\/p>\n<\/li>\n<\/ul>\n<\/div>\n<\/div>\n\n\n\n<p><\/p>\n\n\n\n<p><strong>As you prepare to sell your U.S. property, make sure you know how U.S. and Canadian taxes come into play. Having all the facts can help you keep more of your profit in your pocket.<\/strong><\/p>\n\n\n\n<p>Maybe you&#8217;re ready for a change of lifestyle, or perhaps you simply want to cash in on the appreciation you\u2019ve witnessed in the market. Whatever your reason for selling your U.S. property, it&#8217;s important to know what&#8217;s involved, ahead so you can prepare for the what&#8217;s ahead.<\/p>\n\n\n\n<p>It can get complicated, so it\u2019s worth bringing in some key partners who can help make the process smooth: a real estate professional who is knowledgeable about the issues, and a cross-border tax or legal expert who can help make sure you don\u2019t end up in hot water with the IRS or CRA.<\/p>\n\n\n\n<p>As you plan for your sale, here are six things to be aware of.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-1-you-will-have-to-pay-u-s-tax1-on-your-gains\">1. You will have to pay U.S. tax<sup>1<\/sup> on your gains<\/h2>\n\n\n\n<p>This may not come as a surprise, as the requirements are similar in Canada: If you sell your home for more than you paid for it, you&#8217;re required to pay tax on the difference, minus some expenses \u2014 known as capital gains tax.<\/p>\n\n\n\n<p>What you may not know is that when you sell property in the U.S., your tax obligation falls to the U.S. government first \u2014 even as a Canadian resident.<\/p>\n\n\n\n<p>If you have owned your property for at least a year, you will be subject to long-term capital gains tax at one of the following rates (as of 2025):<\/p>\n\n\n\n<ul class=\"wp-block-rbc-list default is-style-blue-disc\">\n<li class=\"wp-block-rbc-list-item\">\n<p class=\"is-style-default default default default default default default default default default default default default default default default default default default default default default default default default default default\">0% if you\u2019re a single taxpayer with a taxable income up to $48,350<\/p>\n<\/li>\n\n\n\n<li class=\"wp-block-rbc-list-item\">\n<p>15% if you\u2019re a single filer with taxable income between $48,351 and $533,400<\/p>\n<\/li>\n\n\n\n<li class=\"wp-block-rbc-list-item\">\n<p>20% if you\u2019re a single filer with a taxable income of more than $533,401<\/p>\n<\/li>\n\n\n\n<li class=\"wp-block-rbc-list-item\">\n<p>If you owned your property for less than a year, capital gains are taxed like ordinary income earned in the U.S.<\/p>\n<\/li>\n<\/ul>\n\n\n\n<p>Filing and paying U.S. taxes is a fairly straightforward process \u2013 you need to report the gain (or loss) of your property on a U.S. Non-Resident Income Tax Return on Form 1040-NR, typically with Form 8949\/Schedule D. If you had funds withheld under FIRPTA (see point 4), then the tax owing will be deducted from that amount and you&#8217;ll get a refund for the balance.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-2-you-need-to-report-your-gains-to-the-canadian-government-too\">2. You need to report your gains to the Canadian government too<\/h2>\n\n\n\n<p>As a Canadian resident, you&#8217;re subject to income tax on your worldwide income \u2014 so the sale of your U.S. property, and any gains or losses incurred, has to be reported in Canada as well as the U.S. You\u2019ll use Schedule 3 to report the gain and T2209 to claim the foreign tax credit.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-3-the-canada-u-s-tax-treaty-is-on-your-side\">3. The Canada-U.S. Tax Treaty is on your side<\/h2>\n\n\n\n<p>Fortunately, the Canada-U.S. Tax Treaty is set up to avoid double taxation. Since the U.S. has the right to tax the capital gain first, that U.S. tax liability can be claimed as a foreign tax credit against your Canadian and provincial tax. Just remember, to qualify for the foreign tax credit, you must pay your U.S. taxes. And, if your Canadian taxes are higher than your U.S. taxes, there would be a balance to pay in Canada.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-4-you-ll-be-subject-to-withholding-rules\">4. You&#8217;ll be subject to withholding rules<\/h2>\n\n\n\n<p>If you\u2019re a Canadian resident and selling real estate in the U.S., you\u2019re subject to withholding rules under the Foreign Investment in Real Property Tax Act (FIRPTA). These rules require 15% of the sale price to be remitted to the IRS at the time of the sale. On the sale of a $500,000 property, that\u2019s a whopping $75,000.<\/p>\n\n\n\n<p>This is not a tax, but a withholding against capital gains tax \u2013 basically, it\u2019s in place to ensure you meet your U.S. income tax obligations, as the IRS holds the funds until your U.S. tax return is submitted and processed and then refunds the balance to you.<\/p>\n\n\n\n<p><strong>Exceptions<\/strong><\/p>\n\n\n\n<p>The good news is, there are ways to reduce or eliminate this withholding requirement.<\/p>\n\n\n\n<ul class=\"wp-block-rbc-list default is-style-blue-disc\">\n<li class=\"wp-block-rbc-list-item\">\n<p class=\"is-style-default default default default default default default default default default default default default default default default default default default default default default default default default default default\"><strong>The first exception relates to the cost of the property and the intentions of the buyer.<\/strong>&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-rbc-list is-style-blue-disc mar-l mob-mar-l\">\n<li class=\"wp-block-rbc-list-item\">\n<p>If the property sells for less than $300,000 \u2014 and the buyer intends to use it at least 50% of the time for the next two years \u2014 then the withholding can be waived altogether.<\/p>\n<\/li>\n\n\n\n<li class=\"wp-block-rbc-list-item\">\n<p>If the sale price is $300,000 to $1,000,000 and the buyer will use the home as a residence, the withholding can be reduced to 10%.<\/p>\n<\/li>\n<\/ul>\n<\/li>\n\n\n\n<li class=\"wp-block-rbc-list-item\">\n<p><strong>The second exception applies if you get a Withholding Certificate from the IRS.<\/strong>&nbsp;In many cases, the 15% FIRPTA withholding is much higher than the actual U.S. tax you\u2019ll owe, because the tax is calculated on your gain (sale price minus what you paid, plus\/ minus adjustments), while withholding is based on the full selling price. If you expect your U.S. tax liability to be lower than the default withholding amount, you can submit Form 8288-B before closing to request a reduced withholding. If approved, your escrow agent can release the excess funds to you much sooner than waiting for an IRS refund after you file your tax return.<\/p>\n<\/li>\n<\/ul>\n\n\n\n<p>Note: without a withholding certificate, you\u2019re required to remit the withheld tax to the IRS within 20 days of closing.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-5-advance-planning-is-key\">5. Advance planning is key<\/h2>\n\n\n\n<p>If you decide you want to apply for a Withholding Certificate, you\u2019ll need to plan ahead \u2014 this application takes time. Plus, you need to gather information about the property, get the buyer on board and secure an escrow agent who will handle the process for you.<\/p>\n\n\n\n<p>If you don\u2019t take this step and funds are withheld at the time of the sale, you\u2019re out of pocket that 10% or 15% until you file your tax return, and the IRS calculates your refund. It\u2019s important to note that while you\u2019re entitled to a refund, you may be waiting for some time \u2014 while some Canadians report getting their money back after a few months, others have waited up to two years for their money.<\/p>\n\n\n\n<p>Selling your U.S. property requires you to follow a number of rules and make certain payments to the government. But done with enough time on your side, you can keep more money in your pocket and enjoy a smoother process from start to finish.<\/p>\n\n\n\n<p>As always, it may be helpful to get professionals involved to assist you with the process. Having a real estate agent who is experienced in selling Canadian-owned property is a great place to start, and a tax expert or lawyer with cross-border expertise can be invaluable.<\/p>\n\n\n\n<div class=\"wp-block-rbc-callout-block section-inner callout-block campaign\"><div class=\"callout  horizontal\"><div class=\"callout-content\"><div class=\"callout-copy\">\n<p><strong>Don\u2019t forget about state taxes!<\/strong><\/p>\n\n\n\n<p>In addition to U.S. federal tax, some states also levy their own capital gains tax, and a few require separate state withholding at closing. For example, Florida has no state income tax, but states like California and Arizona do, which can affect your net proceeds and refund timelines. Be sure to confirm your state-specific obligations with your tax advisor so there are no surprises.<\/p>\n<\/div><\/div><\/div><\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-6-you-can-access-your-u-s-equity-other-ways\">6. You can access your U.S. equity other ways<\/h2>\n\n\n\n<p>Finally, if you&#8217;re thinking of selling your U.S. property in order to access U.S. cash to cover an emergency or fund other goals, there are other options available \u2014 options that don&#8217;t involve having to pay capital gains tax or give up your U.S. home.<\/p>\n\n\n\n<p>You can tap into your U.S. equity by either refinancing your home or through a Home Equity Line of Credit. Both options allow you to have U.S. cash on hand without selling.<\/p>\n\n\n\n<div class=\"wp-block-group  mar-b-hlf has-rbc-bright-blue-tint-4-background-color has-background is-layout-constrained wp-block-group-is-layout-constrained\">\n<h2 class=\"wp-block-heading has-text-align-center\" id=\"h-thinking-about-selling-your-u-s-property\">Thinking About Selling Your U.S. Property?<\/h2>\n\n\n\n<p class=\"has-text-align-center\">Leveraging your U.S. home equity can provide you access to U.S. dollars without having to sell your U.S. property<\/p>\n\n\n\n<div class=\"wp-block-buttons pad-b-hlf is-content-justification-center is-layout-flex wp-container-core-buttons-is-layout-16018d1d wp-block-buttons-is-layout-flex\"><div>\n<div class=\"wp-block-button  is-style-primary primary btn before\"><a class=\"wp-block-button__link wp-element-button\" href=\"https:\/\/www.rbcbank.com\/dms\/cross-border-banking\/us-equity-i-b.html?utm_source=Blog&amp;utm_medium=organic&amp;utm_campaign=MMM\" data-dig-id=\"LP-57443-d98bff85\" data-dig-category=\"LP\" data-dig-action=\"button click\" data-dig-label=\"Learn More-https:\/\/www.rbcbank.com\/dms\/cross-border-banking\/us-equity-i-b.html?utm_source=Blog&amp;utm_medium=organic&amp;utm_campaign=MMM \">Learn More<\/a><\/div>\n<\/div><\/div>\n<\/div>\n\n\n\n<p><\/p>\n\n\n\n<div class=\"wp-block-rbc-rbc-default-collapsible\"><p><button class=\"collapse-toggle collapsed\" data-target=\"#collapse834a1009\" data-toggle=\"collapse\" aria-expanded=\"false\" aria-controls=\"collapse834a1009\" data-dig-id=\"LP-57738-834a1009\" data-dig-category=\"LP\" data-dig-action=\"accordion closed\" action-closed=\"accordion closed\" action-opened=\"accordion open\" data-dig-label=\"Things our lawyers want you to know\"><span>Things our lawyers want you to know<\/span><span>Things our lawyers want you to know<\/span><\/button><\/p><div class=\"collapse-content collapse\" id=\"collapse834a1009\">\n<div class=\"wp-block-rbc-collapsible-inner-block collapse-inner\">\n<p>This article is intended as general information only and is not to be relied upon as constituting legal, financial or other professional advice. A professional advisor should be consulted regarding your specific situation. Information presented is believed to be factual and up-to-date but we do not guarantee its accuracy and it should not be regarded as a complete analysis of the subjects discussed. All expressions of opinion reflect the judgment of the authors as of the date of publication and are subject to change. No endorsement of any third parties or their advice, opinions, information, products or services is expressly given or implied by Royal Bank of Canada or any of its affiliates.<\/p>\n<\/div>\n<\/div><\/div>\n","protected":false},"excerpt":{"rendered":"<p>If you&#8217;re preparing to sell your U.S. home, a bit of advance planning can make things easier.<\/p>\n","protected":false},"author":10,"featured_media":52484,"parent":57291,"menu_order":0,"template":"wp-custom-template-mmm-sticky-nav","meta":{"_acf_changed":false,"advgb_blocks_editor_width":"","advgb_blocks_columns_visual_guide":"","footnotes":""},"tags":[57,60],"rbc_content_type":[31],"rbc_audience":[],"rbc_lob_group":[122],"rbc_difficulty_level":[33],"rbc_mmm_category":[310,344,337,303,338,311],"class_list":["post-57443","rbc_my_money_matter","type-rbc_my_money_matter","status-publish","has-post-thumbnail","hentry","tag-home-ownership","tag-real-estate","rbc_content_type-article","rbc_lob_group-cross-border","rbc_difficulty_level-beginner","rbc_mmm_category-buying-a-home","rbc_mmm_category-buying-or-refinancing-a-us-property","rbc_mmm_category-buying-your-next-home","rbc_mmm_category-goals-aspirations","rbc_mmm_category-investment-property-and-vacation-home","rbc_mmm_category-travel-and-cross-border"],"acf":{"contently_publication_id":"220235","custom_author":"Diane Amato","rbc_video_header":"","rbc_media_duration":"","rbc_toc_for_mmm_tag":"h2","rbc_toc_for_mmm_limit":6,"rbc_toc_for_mmm":null,"rbc_toc_for_mmm_action":"Generate Table Of Contents"},"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.2 (Yoast SEO v27.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<meta name=\"description\" content=\"If you&#039;re preparing to sell your U.S. home, a bit of advance planning can make things easier.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.rbcroyalbank.com\/en-ca\/my-money-matters\/goals-aspirations\/travel-and-cross-border\/buying-or-refinancing-a-us-property\/selling-your-u-s-property-5-things-canadians-need-to-know\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:description\" content=\"If 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