Doorlark2026 mileage rates: there are two this year
The IRS raised the business standard mileage rate partway through 2026. Which rate applies depends on the date you drove.
| Trips driven | Business rate | IRS release |
|---|---|---|
| Jan 1 – Jun 30, 2026 | 72.5¢ per mile | IR-2025-128 |
| Jul 1 – Dec 31, 2026 | 76¢ per mile | IR-2026-29 |
Example: 1,200 business miles in May come to 1,200 × $0.725 = $870. The same 1,200 miles in August come to 1,200 × $0.76 = $912. A log with one rate for the whole year gets one half of it wrong. The tracker's mileage tab picks the rate from each trip's date.
Source: IRS, Standard mileage rates, checked Oct 19, 2026. If you use the standard rate, don't also deduct gas, repairs or insurance for that car. Business parking and tolls can go on top. IRS Publication 463 explains which trips count, including commuting.
Preview: agent expenses most generic sheets miss
A small-business template won't have a row for your lockbox key or E&O. The tracker has 22 agent categories. Here are six, with the suggested line from the 2025 Schedule C:
| Category | Schedule C line | Examples |
|---|---|---|
| Referral fees paid | 10 | Referral fees you pay other agents or referral companies |
| E&O and business insurance | 15 | Errors and omissions insurance, business liability |
| MLS and association dues | 27b | MLS fees, local, state and national association dues |
| Lockbox and showing services | 27b | Electronic key or lockbox subscription, showing software |
| Lead generation | 27b | Paid leads, portal programs, lead platform subscriptions |
| Client and closing gifts | 27b | Closing gifts and client gifts. The IRS limits the deduction to $25 per person per year |
Line suggestions are a starting point. Your CPA decides where each expense goes.
How the set-aside tab works
Type your own set-aside % into one cell. Then log each commission check as it clears. The tab shows how much of each check to move to tax savings and the running total you haven't moved yet. We don't suggest a percentage. That number depends on your income, deductions and state, so pick it with your CPA.
The IRS lists estimated tax due dates as April 15, June 15, September 15 and January 15 of the next year (IRS). The next one for 2026 income is January 15, 2027.
Five minutes a week keeps year-end short
- Every trip: log the miles before you leave the parking lot. Write a business purpose a stranger could follow, like "Showing, 412 Oak St, buyer consult follow-up."
- Every expense: log it the day you pay, and note where the receipt is.
- Every Friday: check that the week's trips and expenses are in, and that every cleared check has its set-aside moved.
Planning next year? Use the totals from this tracker in line 2 of the 2027 business plan template, then run the Income Goal Calculator.
Related free tools and guides
- 2027 Business Plan Template: free fill-in plan that works back from your take-home goal to leads per week.
- Income Goal Calculator: turn a take-home goal into closings, appointments and leads per week.
- Commission Split Calculator: your take-home on one deal after referral fee, brokerage split, cap and fees.
FAQ
What are the 2026 IRS mileage rates for real estate agents?
For business driving, the IRS rate is 72.5 cents per mile for trips from January 1 to June 30, 2026, and 76 cents per mile from July 1 to December 31, 2026. The rate for each trip depends on the date you drove.
Is the expense tracker an Excel spreadsheet?
Yes. It's an .xlsx file that opens in Excel, Google Sheets (File, then Import) and Numbers, plus a printable PDF of the same logs.
What expenses can a real estate agent track?
The tracker has 22 categories, including MLS and association dues, E&O insurance, lockbox fees, CRM and software, lead generation, advertising, referral fees paid, client gifts and the business share of your phone. Whether each one is deductible for you is a question for your CPA.
How much should a real estate agent set aside for taxes?
It depends on your income, deductions and state, so we don't suggest a number. The set-aside tab uses whatever % you and your CPA pick.
How do I get the tracker?
Enter your email in the signup box. The welcome email links to the spreadsheet and the PDF, usually within a few minutes.
By Doorlark Editorial Team. Published Oct 19, 2026. General information, not legal, tax or financial advice.