Capital Gains HELP-deductions

[N/A N/A]

Help:
Trying to reduce Capital Gains exposure!!!!!!!!!

I purchased a Townhome condo in a Beach resort in 2001. It was never rented. I have been living full time in this property for more than 2 years-my wife lives at our primary property- I am retired,she is not.

I want to sell this property and purchase Outright another house mortgage free.

My CAPITAL GAINS exposure I estimate at around $ 290,000. I am looking at an outright purchase of a property at $260,000. +

What can I deduct from my capital gains exposure to avoid as little as possible taxes ........ Settlements, HOA( Home Owners Assoication) dues, assessments from HOA,Home equity loan,re-financing, etc.

Any thoughts or advice would be deeply appreciated.

Thank-you in advance for your Help

Mike ( In North Carolina )