MoneyLog｜부동산·경제 인사이트

When selling a home, most people focus on the price first. “Is this the right time?” or “Can I get a better deal?” are common concerns.

In real consultations, however, tax often comes before price— especially when the sale happens early in the year.

This is because capital gains tax is not based only on the sale date. What matters first is which tax year the gain belongs to.

While year-end and early-year sales may be only days apart, tax law treats them as completely different periods. Crossing that line can change the entire calculation.

• The tax year of the gain
• The timing of reporting and payment
• Holding period calculations and deductions

That’s why the key question is not “Should I sell now?” but “Which tax year will this sale fall into?”

In the next section, we’ll take a closer look at how the tax attribution year is determined.

When it comes to capital gains tax, the key issue is the tax year the gain belongs to—not the contract date.

In principle, the tax year is determined by the date ownership is transferred, usually the registration (title transfer) date.

If the payment date and registration date differ, tax authorities may look at the date when ownership was effectively transferred in substance.

• Sale completed by December 31 → income of that year
• Sale completed on or after January 1 → income of the next year

Although the difference may be just one day, it places the gain in a completely different tax year.

This affects reporting deadlines, tax payment timing, and how deductions and exemptions are applied.

That’s why, in early-year sales, the critical question is not the contract date, but the exact timing of payment and registration.

In the next section, we’ll compare year-end and early-year sales based on these rules.

Now that we understand how the tax year is determined, let’s compare year-end and early-year sales.

The real difference is not simply about paying more or less tax, but about when and how the tax is calculated.

① Year-end sale (before December 31)

• Capital gain belongs to the current tax year
• Reported in the following May
• May increase perceived tax burden if combined with other income
• Clearer cash-flow timing

② Early-year sale (on or after January 1)

• Capital gain belongs to the next tax year
• Tax reporting and payment are delayed
• Holding period and deductions may change even by one day
• Tax bracket may differ depending on other income

An early-year sale does not automatically mean tax savings. It can be advantageous—or disadvantageous—depending on timing.

In the next section, we’ll look closely at how the holding period is calculated.

One of the most critical factors in early-year sales is how the holding period is calculated.

Many people assume the holding period is simply “from the purchase date to the sale date.” While that’s broadly correct, the exact reference dates matter.

In tax law, the holding period is determined by:

• The date ownership was effectively acquired
• The date ownership was effectively transferred

What truly matters is not the number of years, but whether a specific threshold was crossed—even by one day.

This can affect eligibility for exemptions and increases in long-term holding deductions.

In the next section, we’ll examine how this holding period impacts the long-term holding deduction in practice.

The holding period directly affects the long-term holding deduction, which can significantly reduce capital gains tax.

This deduction does not increase gradually day by day. Instead, it changes in steps when specific thresholds are crossed.

• One day before the threshold → lower or no deduction
• One day after the threshold → higher deduction applies

That’s why, in early-year sales, the key question is not how many years the property was held, but whether the critical date was passed.

For primary residences, holding and occupancy requirements interact, making timing even more important.

In the next section, we’ll look at how early-year sales affect primary home tax exemptions.

Many homeowners assume that selling early in the year poses no tax issues because they qualify for the primary residence exemption.

However, this is where timing can cause unexpected problems.

The requirements for the primary residence exemption are assessed based on the status at the date of sale.

• Holding period
• Occupancy period (in regulated areas)
• One-household, one-home status

When the sale crosses into a new year, these conditions are re-evaluated based on the new date.

This can result in losing the exemption due to a one-day shortfall or a missed deadline.

In the next section, we’ll summarize the key takeaways you should remember before selling early in the year.

To sum it up in one sentence: an early-year sale is not simply a delayed sale— it’s a sale under a different set of rules.

When the calendar year changes, so do the key criteria for tax calculation.

• The tax attribution year
• Holding period calculation
• Long-term holding deduction thresholds
• Primary residence exemption requirements

That’s why, before selling early in the year, the key question is not whether to wait, but whether the requirements still hold after the date change.

In the next article, we’ll apply these rules to real-life scenarios and explain when early-year sales work in your favor—and when they don’t.