Welcome Guest. Register Now!  



Reply
 
LinkBack Thread Tools Search this Thread Display Modes
  #1 (permalink)  
Old 05-19-2011, 12:50 PM
Junior Member
 
Join Date: May 2011
Posts: 1
Tax implications for renting primary residence

We are moving out of state for a job and need to rent our home, as the market is saturated with homes preventing us from selling. I do not want to lose the tax advantages of having the primary residence write off, and am concerned about how this wil affect our taxes. We will be renting in our new community.

We will be carrying close to 500 a month in overage as we cannot rent it for the amount we pay in the mortgage. We purchased this home in Sept 2009 and wil be looking to rent it by Aug 2011. Our joint income is under 124K.

Our mtg is 2400/mo and best case scenario rent would be 1975/mo. Are there really any benefits at tax time for renting this home? Or, should be try and sell it at a loss?



Digg this Post!Add Post to del.icio.usBookmark Post in TechnoratiFurl this Post!Reddit! stumble!bookmark in google!Share on Facebook!
Reply With Quote
  #2 (permalink)  
Old 05-21-2011, 03:56 PM
Moderator
 
Join Date: Oct 2010
Posts: 5,258
“We are moving out of state for a job and need to rent our home, as the market is saturated with homes preventing us from selling. I do not want to lose the tax advantages of having the primary residence write off, and am concerned about how this wil affect our taxes. We will be renting in our new community.”---> You can rent out your property and move back into it before selling it. As long as you live in your home for 2 years out of the last 5 years before you sell it IN GAIN, then you will STILL qualify for the personal residence exclusion up to $250,000 in profit without sharing with Uncle Sam($500,000 for MFJ; if both you and your spouse live there and are on title.).
“Our mtg is 2400/mo and best case scenario rent would be 1975/mo. Are there really any benefits at tax time for renting this home? Or, should be try and sell it at a loss?”---> Once you rent out your home or any part of it during the time you own it, even though you may not have to pay any capital gains taxes ( if you sell it at a loss as you said), you will STILL have to pay tax on the depreciation of the home;if you never depreciate the house while you rent it out, that'd be a big mistake ;you are subject to depreciation recapture, and you'll still have to pay tax on the depreciation you should have taken.So, you must claim depreciation as it is subject to recapture when you sell, whether you claim it or not while you hold the property as a rental. Recapture occurs on the sale of the property. The maximum amount of recapture is the amount of depreciation claimed or the amount that should have been claimed. That is, recapture occurs even on amounts that you failed to claim on the property. Recapture can be less if the selling price is less than the original cost of the property .In general, depreciation recapture is taxed at a maximum rate of 28 percent, but can be less, depending on your level of income. Depreciation is claimed in the year that it applies to only. As you can see, losses from selling a personal residence are not deductible. You can only claim tax losses for sales of property used for business or investment purposes. However, if you convert a personal residence into a rental property and then sell it for less than the original cost,I mean at a loss, then you will have a deductible loss; Maybe. The tax basis of the rental property is the lesser of the cost or the value when it is placed in service, plus any improvements, less any depreciation taken. So, if the house declined in value before converting it into a rental property you might not have a tax loss. However, a loss from a decline in value after conversion to a rental, is generally deductible as an ordinary loss, NOT LTCL.



Digg this Post!Add Post to del.icio.usBookmark Post in TechnoratiFurl this Post!Reddit! stumble!bookmark in google!Share on Facebook!
Reply With Quote
Ads
Reply



Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

vB code is On
Smilies are On
[IMG] code is On
HTML code is Off
Trackbacks are Off
Pingbacks are Off
Refbacks are Off


Similar Threads
Thread Thread Starter Forum Replies Last Post
Renting out primary at less than mortgage MTcowgirl Rental Real-Estate 1 02-11-2011 04:36 AM
My rental expenses for renting primary home egmacrae Rental Real-Estate 1 04-16-2010 01:48 AM
Moving for job - tax Q RE renting primary residence HomeOwner Looking To Rent Rental Real-Estate 6 10-26-2009 04:21 PM
Renting my primary residence dignot Homeowner Tax 1 07-21-2009 02:03 AM
Renting primary residence johntax Rental Real-Estate 3 07-19-2009 04:23 PM

Follow us on Facebook Follow us on Twitter Google Buzz Rss Feeds

» Categories
 
Individual
 » Income
 » IRA/Sep
 » Medical
 
Corporations
 » Payroll
 
Forum for CPAs
 
Financial Planning
 
 
 

» Recent Tax Q&A
No Threads to Display.