Hello, I am a real estate broker who is in the business of flipping houses. I file using a 1120-S form. I am trying to file my S-Corp return for 2022 using 2022 TurboTax Business (For Corporations, LLC's, etc) desktop version. I purchased a fix and flip in October 2022 and sold it in February 2023.
Can someone please guide me on where I enter my purchase price, materials/supplies, closing costs, etc? My previous 2 flips in 2018 and 2020 I entered under "Rental Real Estate" tab.
However, I have read many different articles on this forum which lead me to believe that I should enter as "inventory" instead. Another article on this forum stated that I shouldn't report the purchase and any expenses paid in 2022 at all but rather to report all of them in 2023, the actual year of sale.
I am not sure whether I should report 2022 purchase and supplies that were paid in 2022 in my 2022 return (which I assume will be capitalized and carried forward to my 2023 tax return adding to my basis and therefore reducing my "profit")? Or should I completely omit the purchase and materials/labor costs in my 2022 tax return altogether and only report them in my 2023 return (property was sold February 2023)? I owned for around 4 months total. Never rented 1 day. Purchased, did rehab work, then sold for profit.
Also, do I leave Beginning inventory $0 and Ending Inventory $0??
Currently my 2022 is showing:
Beginning inventory: $0
Purchases: $499,999 (purchase price of the flip property)
Other Production-Related Costs: $43,519
Less Ending Inventory: $0
Total Cost of Goods Sold: $543,518
Am I entering my flip in the correct section?
Lastly, how do I get it off my balance sheet when I report the February 2023 sale on my 2023 tax return using TurboTax Business? Step by step instructions would be greatly appreciated.
Please help!
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Since the S-corp is in the business of flipping houses, the costs incurred in 2022 would be recorded as purchases/other costs in the cost of goods section as you show. Because the house was not flipped until 2023 the ending inventory for 2022 would be $543K. What you are showing would result in IMPROPERLY taking a deduction in 2022 for the$543K even though it wasn't sold until 2023. Then in 2023 your starting inventory is the $543K and since it was sold, the cost in ending inventory would be zero. this is how it gets off the books and properly expensed in 2023
I don't see how you cannot record the costs as inventory in 2022 and yet keep the books in balance. The $543K had to come from somwhere.
Thank you for your reply! Very helpful indeed.
A few more questions. I sold the flip in 2023 for $610k ($47k net profit). I will also need to add another $20k rehab costs and sellers fees paid in 2023.
Sales price: $610,000
Purchase Price: $500,000
Total materials/labor costs: $63,000 ($43k in 2022 taxes plus $20k in 2023 for combined total of $63k)
Net Profit: $47,000
How would I enter in 2023 in order to reflect my $47k net profit?
Should my 2023 numbers be as follows?
Beginning inventory: $543,000
Purchases: $0
Other Production-Related Costs: $20,000
Less Ending Inventory: $0
Total Cost of Goods Sold: $563,000
Where do I enter the $610,000 sales price?
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