@Opus 17 wrote:
The wrong move might cost your son his house.
Yeah, well, if that's the primary concern, then @user17524531726 should simply execute a QC deed from her to her son....easy, simple and straightforward.
The son is paying all of the expenses anyway and the gift would be the difference between the FMV of the house and the mortgage balance (i.e., nowhere near enough to trigger any gift tax). If the son then continues to use the home as his primary residence for 2 or more years, he'll be able to use the $250k capital gain exclusion (at least).
