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The $500,000 Homeowner Tax Break

Michael Fulbright

Are you aware of the significant tax break that allows you to exclude up to $250,000 ($500,000 if married) in capital gains on the sale of your primary residence? While this exclusion can be a major advantage, assuming it will always shield you from taxes can lead to costly errors. Here’s what you should understand:

The Essentials

To qualify for the capital gains tax exclusion when selling your home, you must clear three main hurdles:

  1. Primary Residence: Your home must be your main dwelling, whether it’s a traditional house, condo, houseboat, or mobile home. This designation also applies if you own multiple properties, with your primary residence being where you primarily reside.
  2. Ownership Test: You need to have owned the home for at least two of the past five years.
  3. Residency Test: You must have lived in the home for at least two of the past five years.

Additional nuances to note:

  • Ownership and residency tests can be met at different times.
  • The home gain exclusion can typically be used only once every two years.
  • Spouses can choose to be treated jointly or separately for tax purposes based on circumstances.

When to Pay Attention

Certain scenarios warrant careful consideration:

  • Long-Term Homeownership: The longer you’ve lived in your home, the greater the likelihood of a substantial capital gain. It’s prudent for long-time homeowners to assess potential tax liabilities before selling.
  • Consolidating Two Homes: Newly married couples with separate homes may face tax implications, as each individual may meet the ownership and residency tests for their respective properties but not for their spouse’s. Crafting a tax-efficient plan before selling these properties is advisable.
  • Post-Divorce Property Transfers: Property transfers resulting from divorce aren’t treated as home sales. However, if the ex-spouse who retains the home later sells it, it could affect the available gain exemption.
  • Assisting Elderly Family Members: Special rules apply when elderly individuals move into assisted living or nursing homes. Exploring options and understanding related tax implications before selling property is essential.
  • Not Meeting the Five-Year Rule: Some circumstances, such as relocation for work, disability, or unforeseen events, may qualify for a partial gain exclusion.
  • Other Exceptions: Foreclosure, debt forgiveness, inheritance, and partial ownership are among the exceptions to home gain exclusion rules.

Recordkeeping is Key

To ensure you make the most of these tax benefits and avoid potential pitfalls, it’s crucial to maintain thorough records. Keep detailed records of sales prices, original purchase documents, improvement costs, and any other relevant documents supporting your property’s capital gain calculation.

Conclusion

If you’re thinking about selling your home or have recently sold a property with a gain exceeding $250,000 ($500,000 if married), reach out to your Beaird Harris Tax Advisor. We’re here to help you navigate the complexities of tax law and to help avoid any surprises.

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