Investors & landlords

Well, not exactly.  The mechanics of the deduction of losses dictates that capital losses are first deducted against capital gains.  So If you have, say, $15,000 of capital gains then you can deduct up to $15,000 of capital losses against that gain, netting to $0.  Continuing our example, if you have more than $15,000 of capital losses then only $3,000 of the "excess" loss can be deducted against "ordinary" income.  ($1,500 if filing "married-separate".)

Any capital loss beyond that $3,000 is carried forward.  The cycle repeats with carried forward losses first applied against capital gains and if there's still loss left over, up to $3,000 of that loss gets deducted against ordinary income.

Tom Young

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