08/18/2026
Selling a Canadian Principal Residence
One of the biggest misconceptions I see in cross border tax is when a U.S. person assumes their Canadian principal residence home is safe from tax. Selling a Canadian principal residence while you are a U.S. resident may create a U.S. tax-reporting obligation because U.S. residents are generally taxed on worldwide income, including gains from foreign property. Remember that U.S. citizens and green card holders are considered U.S. residents no matter where they live.
The U.S. imposes different rules with respect to the sale of principal/main homes, and as such, it is possible for a portion of the sale in Canada to be taxable in the U.S. In the U.S. if you have a capital gain from the sale of your main home, you may qualify to exclude up to $250,000 of that gain from your income, or up to $500,000 of that gain if you file a joint return with your spouse. Publication 523, Selling Your Home provides rules and worksheets. In general, to qualify for the U.S. exclusion, you must meet both the ownership test and the use test.
You’re eligible for the exclusion if you have owned and used your home as your main home for a period of at least two years out of the five years prior to its date of sale. You can meet the ownership and use tests during different 2-year periods. However, you must meet both tests during the 5-year period ending on the date of the sale. Generally, you’re not eligible for the exclusion if you excluded the gain from the sale of another home during the two-year period prior to the sale of your home.
Because the U.S. rules differ from Canada’s principal-residence rules, the Canadian tax result may not fully eliminate the U.S. tax. Before selling, confirm your U.S. residency status, calculate the gain in U.S. dollars, and review whether the ownership and use tests are satisfied. Contact our office if you have any questions.