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Purchased investment home (to flip) in 2017, sold it in 2018. Where do we record all expenses?

Purchased investment home (to flip) in 2017, sold it in 2018. Where do we record all expenses (for everything from loan interest to improvements to insurance to commissions to sell, title costs, etc.) 

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DanielV01
Expert Alumni

Purchased investment home (to flip) in 2017, sold it in 2018. Where do we record all expenses?

It depends.  You have 2 options to report the sale, but it depends on the nature of your venture.  If this house-flip was a one-time investment, you report the sale as a capital transaction (Sale of a second home), through Schedule D.  The original purchase price of the property would count as your basis, and then all of the purchases of other equipment, repair supplies, etc. will be adjustments to your basis, and then the price of the sale is the sales price.  Your capital gain is the difference between your sales price and the basis plus all of the adjustments. 

However, if you are going into the business of flipping houses, another treatment is more appropriate.  In this treatment, you should amend your 2017 return to add a Schedule C.  You won't show income, but you will show the purchase of the home and the remodeling expenses as inventory purchases under Costs of Goods sold.  You will then enter this same amount in the Ending Inventory box.  This box suspends the expense until 2018 when you sold the home.

If you are going into the business of flipping homes,  you may have other expenses that you can claim on Schedule C  for 2017 that you can claim for a small loss in 2017.  These types of expenses would not be able to be claimed for capital transaction consideration:  tools you purchased, equipment you rented to remodel, even labor you used to help the remodel.  These expenses cannot be claimed on Schedule D, but can be claimed on Schedule C.  (If you had labor costs, and claim the labor under Cost of Goods Sold, do not include the labor as part of the ending inventory.  Labor would get deducted in 2017).

Each treatment has its tax strengths and weaknesses.  Schedule D transactions are somewhat simpler to report (it can be reported as a sale of a second home, which I'll give you an FAQ at the end that has more instructions), but deductions are limited.

Schedule C is more complex, but you get more deductions.  However, the income is subject to self-employment tax, whereas an investment held for more than one year is subject to more favorable capital gains treatment.  But what determines the method is really the nature of the venture:  is this a one-time or once-in-a-while investment, or is it a business.  If investment, Schedule D.  If business, Schedule C.

And, if it's and investment, the following FAQ has instructions on how to include on your tax return:  https://ttlc.intuit.com/replies/4241480

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7 Replies
DanielV01
Expert Alumni

Purchased investment home (to flip) in 2017, sold it in 2018. Where do we record all expenses?

It depends.  What did you report in 2017 (If anything?)
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Purchased investment home (to flip) in 2017, sold it in 2018. Where do we record all expenses?

Nothing was reported in 2017
DanielV01
Expert Alumni

Purchased investment home (to flip) in 2017, sold it in 2018. Where do we record all expenses?

It depends.  You have 2 options to report the sale, but it depends on the nature of your venture.  If this house-flip was a one-time investment, you report the sale as a capital transaction (Sale of a second home), through Schedule D.  The original purchase price of the property would count as your basis, and then all of the purchases of other equipment, repair supplies, etc. will be adjustments to your basis, and then the price of the sale is the sales price.  Your capital gain is the difference between your sales price and the basis plus all of the adjustments. 

However, if you are going into the business of flipping houses, another treatment is more appropriate.  In this treatment, you should amend your 2017 return to add a Schedule C.  You won't show income, but you will show the purchase of the home and the remodeling expenses as inventory purchases under Costs of Goods sold.  You will then enter this same amount in the Ending Inventory box.  This box suspends the expense until 2018 when you sold the home.

If you are going into the business of flipping homes,  you may have other expenses that you can claim on Schedule C  for 2017 that you can claim for a small loss in 2017.  These types of expenses would not be able to be claimed for capital transaction consideration:  tools you purchased, equipment you rented to remodel, even labor you used to help the remodel.  These expenses cannot be claimed on Schedule D, but can be claimed on Schedule C.  (If you had labor costs, and claim the labor under Cost of Goods Sold, do not include the labor as part of the ending inventory.  Labor would get deducted in 2017).

Each treatment has its tax strengths and weaknesses.  Schedule D transactions are somewhat simpler to report (it can be reported as a sale of a second home, which I'll give you an FAQ at the end that has more instructions), but deductions are limited.

Schedule C is more complex, but you get more deductions.  However, the income is subject to self-employment tax, whereas an investment held for more than one year is subject to more favorable capital gains treatment.  But what determines the method is really the nature of the venture:  is this a one-time or once-in-a-while investment, or is it a business.  If investment, Schedule D.  If business, Schedule C.

And, if it's and investment, the following FAQ has instructions on how to include on your tax return:  https://ttlc.intuit.com/replies/4241480

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Purchased investment home (to flip) in 2017, sold it in 2018. Where do we record all expenses?

Yes, this is a one-time flip (not a business).  Thank you.
DanielV01
Expert Alumni

Purchased investment home (to flip) in 2017, sold it in 2018. Where do we record all expenses?

You are welcome.
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jimenj
New Member

Purchased investment home (to flip) in 2017, sold it in 2018. Where do we record all expenses?

What about a similar scenario under a business partnership (2 owners)?  Purchased home in 2018, worked on it in 2019 and sold in 2019.

 

Thanks in advance for the feedback

ThomasM125
Expert Alumni

Purchased investment home (to flip) in 2017, sold it in 2018. Where do we record all expenses?

A partnership should register for a federal ID number and complete a form 1065 to report the sale of the property. Each partner will receive a schedule K-1 to report the income on their personal tax return.

 

Your expenses will be added to the cost of the property and will be netted against the sale proceeds in the year of sale. The resultant capital gain or loss will be reflected as such on your personal tax returns. 

 

You need to use the TurboTax "Business" software to prepare the partnership tax return.

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