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Under the "Income & Expenses" tab you will find the "Rental Property..." topic. Within that topic you will find your rental property and edit it. The "Sale of Property/Depreciation" section is where you will be able to indicate that you disposed of the property and enter the details of the disposition.
DMarkM1, was your response for a rental property that was not rented in 2019 (sorry, there are multiple scenarios in this thread). If so, it is opposite of what ColleenD3 (also a tax expert) has advised to do in this same thread. Per her reponse, the sale should be entered in the Sale of Business Property and not in Rent and Royalties since the property was never rented in 2019.
DaveF1006, if I understand your correctly, your advise is to report the sale of a rental property under Rental Properties and Royalties, even if it was not rented in 2019 as long as it was rented in the past. My confusion is that is exact oppisite of what ColleenD3 (also a TT tax expert) says in this same thread (read from the beginning as it is a couple of replies down). I have also contacted TT and did a screen share with a CPA who wasn't exactly sure either (for the reason in the next paragraph). The problem is the multiple answers from TT tax experts contradict each other. How do I know who is right (p.s. IRS was no help either).
Another thing to consider is that the Rental Properies and Royalties section has a check box if the property was not rented or listed for rent during the year. If you check that, TT deletes the rental property. If you don't check the box, it leaves the property but you aren't answering the questions properly.
It is my understanding as a Tax Expert that if you have rented the property in the past and claimed depreciation, the depreciation needs to be recaptured at the time of the sale. This is my tax advice and this how i would report it. Sometimes the tax law is not as black and white as we would like but I tend to take a conservative approach when I offer this type of advice.
DaveF1006,
I agree with you about the depreciation recapture. However, this can be done by adjusting the cost basis and record it as a business sale or it can be done with Rental Properties and Royalties. Depreciation Recapture is taxed at a different rate but it is not applicable if there is a loss on the sale (my case). So the TT confusion still exists, especially with TT telling you to remove the property if it was not rented or listed for rent. It would be good if the multiple TT tax experts could discuss this and have a consistent message (just my opinion). Thanks for the reponses. I appreciate it.
My wife had her property since 1970, In 2010 she moved in with me and she rented her house to her niece. In Oct 2018 the niece moved out and my wife and I started to refurbish the house for sale. We did not rent it in 2019 but spent our time preparing it for sale. In Oct 2019 it sold. How is this entered in Turbo tax when I am told to take it out of rental property status? We did deduct expenses incurred in 2018 in the 2018 tax returns when we did receive rent income.
Hello, I saw your posting here and my question is close so I was hoping you can help me. I sold rental property in 2019 that is fully depreciated but when I input the sale in the rental section and the edit of the condo it does not reflect the depreciation in the net gain. Any idea what I am doing wrong? Thank you
To follow up on this...yes, it's July! I have a similar situation with the sale of an apartment building. I have a personal loan that was for the down payment along with other expenses (plow truck). Where do I add this? Would this be a rental expense on the final return as stated above?
I noticed 2 different filing results depend on where the sales information is populated. Which one is correct?
If sale of home info is populated in the Less Common Income section and under Sale of Home, form 4947 is not generated. Everything is reported on Schedule D and Form 8949 (with Code H for the exclusion). Sale price is not required to be broken out between property vs. Land.
If sale of home info is populated in the Rental Income section and under Sale of Property/Depreciation, form 4947 is generated. After asking Asset sale price, Land sale price is also required to be populated.
Is form 4947 required? In the Sale of Property/Depreciation section is asset price the total sale price and Land price is part of it? Does it matter how it is allocated? It seems only total gain will impact the tax? Thank you.
Does it matter how it is allocated?
Absolutely, when reported in the Rental section.
It seems only total gain will impact the tax?
Of course. But when reporting in the Rental section of the program, allocation of sales price matters. If you show a gain on one asset and a loss on another, the depreciation recapture *will* *not* be correct, and in most cases the program just flat out can not handle that. Lets use two depreciable assets as an example, assuming both property improvements were done in the same tax year.
New roof, cost of $10,000 depreciated over 27.5 years reduces the cost basis by roughly $3,640 to $6,360 after 10 years.
Bath & Kitchen remodel, cost $10,000 depreciated over 27.5 years reduces the cost basis by roughly $3,640 to $6,360 after 10 years.
You sell the assets which you paid $20,000 for in total, for $25,000. That's a $12,280 gain of which $7,280 of that gain is recaptured depreciation.
You allocate $18,000 of your sales price to the roof. Subtract the $3,640 from the original $10,000 you paid and you get an adjusted cost basis of $6,360. So $18,000 minus $6,360 give you a gain of $11,640.
Now allocate the remaining $7,000 of your sales price the the kitchen/bath. Your original cost of the kitchen/bath upgrade was $10,000, minus the $3,640 from that gives the adjusted cost basis of $6,360. So your gain on that is $40. Where's the remaining $3,600 of depreciation you're required to recapture on this specific asset? It's just "gone". The math itself is correct, so the program doesn't see any "error" because mathematically, there is no error to catch. But legally, you've not recaptured all the depreciation as required by law.
While the program may not catch this in it's "final review" error checks, you can bet the IRS will.
Thank you Carl! If I understand your example correctly, I should allocate at least 10,000 to each of those 2 asset in order to fully recapture the depreciation. The extra 5,000 can be allocated to either, and wont make a difference?
My situation is in the rental section summary, only property address is listed. It did not list land as a separate asset in the summary. I'm only seeing this breakout between asset and land when entering the selling price. Land is not depreciated, so maybe I can just add 1 dollar gain to it, so that it tricks the software in order to handle it and allocate all the rest to asset itself? As long as all the depreciation is recaptured, are there requirement how it needs to be allocated? In reality the sale price did not break out between the two, so it is at my discretion how to allocate as long as all prior depreciation is all recaptured and taxed?
Does anyone know how it should show up in the final forms filed with IRS? Is form 4947 required? Should the sale be captured on Schedule D and Form 8949 (with Code H for the exclusion) OR form 4947 Sale of Business Property? Thank you!
My situation is in the rental section summary,
I can stop you right there. You are looking what is clearly identified as a ***SUMMARY***. Not a detailed breakdown which is exactly the opposite of a summary.
When only the rental property itself is in the Sale of Assets/Depreciation list, that's a piece of cake to report that sale. Your sale price of the land is $1 more than it's undepreciated cost basis. The rest is allocated to the structure only and will surely exceed the cost basis of the structure before subtracting depreciation. That way, (if sold at a gain) it's practically impossible not to recapture all depreciation as required.
As for the exclusion, you have to select the option in the SCH E section that specifically and explicitly asks, "does this include the sale of your main home?" Answer that question YES to get the exclusion qualification questions.
Thank you. $1 gain on land is what I'm thinking doing as well. It will make sure all prior depreciation on asset is recaptured.
Sounded like form 4947 Sale of Business Property is required in the final filing to IRS?
I also noticed something on 1040 not sure if it is coincidence - Capital Gain in line 6 is largely offset by Other income in 7a. Are those both just representing the recapture of depreciation of depreciation as capital gain and release of the carried forward passive loss? Is it weird 2 numbers are so close to each other?
Thanks
Here's how it works, but I'm not going to get into how the recaptured depreciation is taxed, other than you say it will be taxed at a maximum of 25%, even if your AGI puts you in a higher tax bracket.
First, the adjusted cost basis is determined by subtracting all depreciation taken from the original cost basis. That adjusted cost basis is this subtracted from your sales price to determine the gain.
Next, your carry over losses from IRS Form 8582 are subtracted from that gain to determine the amount of taxable gain.
iF that gets your taxable gain to zero (not common, but it does happen often enough) and you still have remaining losses to deduct, then those losses can be deducted from "other" ordinary income at a maximum of $3000 a year until all of those losses are used up.
Thank you, I get the depreciation recapture part. It shows up in Schedule D as a capital gain. There is a supporting worksheet Unrecaptured Section 1250 Gain Worksheet (weird it is called unrecaptured). I googled "Unrecaptured Section 1250 Gain" and just like you said it is 25% at a maximum.
What I'm confused is the number in line 7a of the 1040. It is exact the opposite number of line 6 (the LTD depreciation of the property that was sold). There is a total gain of 220,000 of which 43,000 is taxable (LTD depreciation) and 177,000 is section 121 exclusion. This rental property had 31,000 nondeductible loss (carried forward + current year loss). I think it make sense to be released this year to other income, to offset the 43,000 gain from recapture of depreciation. What's weird to me is that the other income (loss) is exactly -43,000 instead of -31,000. It seems system used $12,000 of carried forward loss from another rental property which is not sold.
Is that intended? I thought only the one sold can release the prior losses in the year it was sold. Where could I screwed up?
Thank you.
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