@toyaa0
Under US tax law, the recipient of a gift is not required to report or pay tax on the gift. If you are made the “remainderman” on your mothers property (under US law) or receive it as a conditional gift (under German law) you would have no reporting requirements in the US. You will certainly want to document the transaction for your own records.
I said you “may “receive a stepped up basis simply because I am not an attorney and I cannot know every possible variation of the transaction, especially when it includes the operation of foreign laws. Your situation sounds straightforward to me under US law, even though German law is slightly different, but I would not be representing you before the IRS if you were ever audited. It sounds like you would need a US tax advisor (either accountant or attorney) who can look at the how the transaction would operate according to German law and apply US laws to determine how the US would view the transaction. I don’t have any specific suggestions on how to find such an expert.
