Rental Property How much

Selling Your Rental Property Intuit Home Intuit Products Support | Order Status | Shopping Cart Home Online Products Desktop Products Business Tips & Resources Sign In Automatic Renewal My Downloads Tax Tips & Topics Business Taxes Education & Taxes Employment Taxes Family & Taxes Homeowners & Taxes Investments & Taxes Retirement & Estate Taxes Tax Law & the IRS Tax Planning & Savings Tax Prep & Filing E-mail this Print this Selling Your Rental Property How much money am I going to make, after taxes, when I sell my rental property? Are you finally selling your rental property? Was dealing with that last tenant just more than you can stand to go through again? Did you just hear that the vacant land next to your property will be developed into a state college causing your rental property to realize a 10-fold increase in value? Are you approaching retirement and eager to liquidate your investment in order to travel the world, or just relax and take it easy? After finding a buyer and discussing a price, you may wonder what the sale will cost you in taxes and what your after-tax cash flow will be. Before you close the sale, then, you should figure out how much of your proceeds will go to Uncle Sam and how much you will be able to keep. You want to know how much cash you can expect to flow through your hands, after paying fees, costs, and taxes. How can I figure my gain ? Is my gain taxed as ordinary income or capital gain ? How do I report the sale ? What is my after-tax cash flow ? How Can I Figure My Gain? The amount you get for your rental property is the gross sales price. The first step in calculating your taxable gain is to figure out your net sales price. 1. Subtract All Your Selling Costs from the Gross Sales Price. You'll need a copy of your closing or settlement statement at hand to help you identify the costs involved in selling the property. But don't just assume that all costs on your closing statement can be considered selling costs . Pull out any rental expenses. Your closing statement may include items that were prepaid by you, such as property taxes, insurance, or homeowner's association fees. It may also include items that remain unpaid by you as of the sale date, such as rental deposits or property management fees. These items are ordinary and necessary rental expenses that you should report as part of your rental income or loss on Schedule E rather than as part of your property sale. After filtering out the rental items, add up all the selling costs; such as: Commissions on the sale Document recording costs Legal fees related to the sale Survey fees Title fees or costs Transfer fees Now, subtract your total selling costs from your gross sales price. The result is your net sales price. For example, if you have a total selling cost of $25,400, and your gross sales price is $550,000, your net sales price is $524,600. But how much of the net sales price is your profit, or taxable gain? 2. Subtract the Cost of the Property from the Net Sales Price. To figure your profit, or taxable gain on the sale, you need to subtract the cost of the property from the net sales price. But, naturally, adding up all your costs can take a little work. You need to know how much the property has cost you, starting way back when you bought it, and proceeding through the years as you made improvements (costing your more money), or took deductions for depreciation over the years (reducing your cost). The result is called your adjusted basis, because it has been heavily adjusted over the years, and it forms the basis of any calculation of profit or loss. (For more details, see The Tax Aspects of Selling Your Home . Subtract your adjusted basis in the property from the net sales price, to get your taxable gain. Example: Sally owns a rental property that she originally purchased for $320,000 (of which the portion allocable to land is $100,000), and over the years she has taken depreciation deductions of $115,667 for this property. She is considering an offer to sell the property for $450,000. She estimates that the selling costs will include real estate commissions of 6 percent and other costs of 1 percent of the sales price. Sally's net gain on the sale would be $214,167, calculated as follows: Gross sales price $450,000 Less selling costs at 7 percent 31,500 Net sales price $418,500 Less adjusted basis: Cost basis $320,000 Less depreciation allowed 115,667 Adjusted Basis 204,333 Net gain $214,167 Is My Gain Taxed as Ordinary Income or as a Capital Gain? When you sell a property you've owned for more than a year, the gain (the selling price less your selling costs and your adjusted basis in the property) is taxed at capital gains rates, which are lower than the regular income tax rates. The particular capital gains rate that's used depends on several factors. Most capital gains on sales of rental property are taxed at 15 percent but any gains due to depreciation you have already taken are taxed at 25 percent. Ordinary income, on the other hand, can be taxed with rates as high as 35 percent in 2004. Therefore, it's important to understand how much of your gain will be taxed at ordinary income tax rates and how much will be taxed at capital gains rates. Note: The tax rates addressed here are federal taxes rates only. Any state taxes that may also be due are in addition to the federal taxes. For Property Purchased in 1987 or Later If your property was purchased in 1987 or later: all of your gain will be considered capital gain, but there's a catch: while most long-term capital gains are taxed at a maximum rate of 15 percent, any portion of your gain that's attributed to any depreciation taken on your property is taxed at a special maximum rate of 25 percent. This applies to all depreciation taken on the property. (Note: Beginning in 1987, the only kind of depreciation you could take on the property was the straight-line method). Example: Continuing our example in the last section, Sally placed her rental property into service as a rental in 1988. She decided to depreciate her property on the straight-line basis over 27.5 years, so her total depreciation deductions from 1988 through 2003 amounted to $115,667. Of her $214,167 gain, $115,667 would be taxed up to the special 25 percent capital gains rate for depreciation and $98,500 would be taxed at the 15% capital gains tax rate. For Property Purchased Before 1987 If you acquired the property before 1987, the ordinary income portion of a gain on the sale of Section 1250 property consists of any additional depreciation taken on the property. Additional depreciation is accelerated depreciation that goes beyond what the depreciation would have been if it had been calculated using the straight line method. If your property was purchased before 1987 for residential rentals, additional depreciation on property acquired before 1987 is calculated for all years after 1975. For nonresidential rentals, additional depreciation is calculated for all years after 1969. The total additional depreciation (which is taxed at ordinary income tax rates) is deducted from the net gain in order to determine the amount of the gain subject to capital gains rates. This process is what's known as depreciation recapture. Essentially, because you were able to deduct depreciation expenses from ordinary income while you owned your rental property, you now pay the price at the time of sale: part of the gain on your property is taxed at ordinary income tax rates, in this case, your additional depreciation. Example: Joe purchased his rental property in 1985 for $320,000. He depreciated his property on an accelerated basis over 18 years, resulting in total depreciation deductions of $235,000. Had he used the straight-line method to calculate depreciation, his depreciation deduction would have been $229,000. Under the rules applicable to property purchased before 1987, his additional depreciation is $6,000. Assuming he sold his property for $418,500, of his $333,500 gain, $6,000 would be taxed at his ordinary tax rates and $327,500 would be taxed as capital gain. For more information see, FAQ on Capital Gains . Giving a Nod to Section 1231 Rental real estate, held for more than one year, falls under the definition of Internal Revenue Code Section 1231 and is therefore called Section 1231 property . A gain from the sale of section 1231 property can be either ordinary income to you (as a result of additional depreciation recapture if the property was purchased before 1987) or capital gain, or both. Section 1231 gains that are not subject to depreciation recapture (which is ordinary income) are long-term capital gains. Good news: If you have a loss on the sale of Section 1231 property, the loss is an ordinary loss, meaning that it reduces your ordinary income, not your capital gains income. Section 1231 gives you the best of both worlds, because gains are long-term capital gains (after depreciation recapture) and losses are non-capital, or ordinary, losses. How do I Report the Sale? You report the sale of a rental property on IRS form 4797: Sales of Business Property. The gross sales price, cost or other basis plus expenses of sale, depreciation allowed or allowable, adjusted basis, and total gain are all reported on Page 2, Part III, lines 20 through 24. If the property is Section 1250 property (which is just about any rental property), any ordinary income recapture is calculated on line 26. The capital gains portion of your gain is determined by subtracting the additional depreciation from the total gain. These amounts are carried to page 1 of Form 4797, where this capital portion is netted with other Section 1231 transactions. Transfer the net of Section 1231 transactions from page 1 of Form 4797 to Form 1040, Schedule D, Capital Gains and Losses. Put the ordinary income portion of your gain on line 14 of Form 1040, while your net capital gains from Schedule D are carried to line 13a of Form 1040. If your sale results in a loss, the entire loss is carried to line 14 on Form 1040 and is available to offset income from other sources. What is My After-Tax Cash Flow? Now that you have calculated your tax, you can calculate your net cash proceeds from the sale of the property. Enter your net sales price. Subtract any outstanding loan, to get a subtotal. Multiply the net gain (calculated in the previous example) by the capital gain rate of 25 percent on the part of the gain that represents depreciation and 15 percent on the rest of the gain. Subtract that figure from the subtotal, to see your net cash flow. Example: In our example, assume that Sally had decided she would not sell the rental property unless she could wind up with at least $200,000 cash after taxes and loan repayment. Assume she had an outstanding loan of $125,000 and other taxable income in her return. Her capital gains rates are affected by her other income. She calculates her after-tax cash flow as follows: Net sales price $418,500 Less repayment of the outstanding loan 125,000 Subtotal $293,500 Capital gains taxes at up to 25% & 15% $43,692 Net cash flow (before state taxes) $249,808 Based upon the above calculation, Sally would prefer to sell the rental property because her after-tax cash flow meets her requirements. Caution: Different states have different rules for taxing capital gains. Here, we have not considered the state tax impact. But, before making the sale, you should familiarize yourself with the state tax rules. If the property is located in a state other than your state of residence, it may be wise to study the rules of both the state in which the property is located and your state of residence, because both states may be very interested in your gain. For more on capital gains, see FAQ on Capital Gains . 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Bad Credit Mortgage Refinance,Bad Credit Home Loans,California Mortgages-Home Equity Loans! BadCredit Mortgage Refinance | Bad Credit Home Loans | Mortgage Interest Rates | Debt consolidation home loans | Home Purchase Loans | Site Map Bad Credit Mortgage Refinance Bad Credit Home Loans Refinance Mortgage Interest Rates Debt Consolidation Home Loans Second Mortgage Home Purchase Loans Welcome to the home of Inexpensive loans Bad Credit Home Loans and California Mortgages Since 1992 Refinance Home Loans Alliance Mortgage has provided inexpensive Home loans and Home equity loans, and refinancing solutions for all types of credit histories. Apply now for refinancing a home loan with us and take advantage of our low mortgage interest rates. Reduce your monthly payments today. Home Equity Loans A home equity loan is an excellent source of funds, it can free up your equity in your home, and you can get cash for any purpose. This home loan can be a revolving line of credit, or a fully amortized 15 year loan. We provide competitive home equity loans rates and home equity loans. Home Purchase Loans Choose from hundreds of home loans purchase programs for the first time home buyers. You can purchase with no money down and use very little of your own cash. We provide 100% home mortgage loans and 80/20 home loans with no money down 100% financing with 600 fico scores.You can still buy and use our low fico score loan programs with more down payment.We also provide FHA loans that require 3% down payment even with bad or poor credit history. Bad Credit Home Loans We specializes in bad credit home loans and past bad credit problems with minimum 500 fico scores. Discuss your bad credit history with our loan officers who specialize in bad credit home loans. We provide higher loan to values for bad credit mortgage refinance loans than most lenders will. If you have major credit problems we can still customize a bad credit home loan. If you have bankruptcy, repossessions, charge off's and mortgages late payments Click here Second Mortgages There is no equity required for a new second mortgage loan.We provide 100% Second mortgages and loans. Pay off your bills, consolidate debts, or get cash out for any purpose you need. A simple loan application will start the process today.Minimum 600 fico scores required for second mortgages and 640 fico for stated income. Debt Consolidation Loans You can refinance your mortgage and get a loan which can payoff credit cards or any other higher interest rate debts. Consolidate all your debts into a single monthly payment with a debt consolidation home loan from Alliance Mortgage. Current Mortgage Rates Rate APR Type Points 6.00 6.05 30 fixed 0.00 5.37 5.41 15 fixed 0.00 6.50 6.55 30 jumbo 0.00 Home Loans Assumptions Why Alliance Mortgage Apply Online About Alliance Mortgage Corporate Profile Why Inexpensive loans Advantage of using us What others say Home Loans Center Contact us Home Mortgage programs Home Loans Guarantees Loan Rating Survey Privacy and Security Terms of Use Loan Calculators & Tools Home Mortgage Calculators Debt Market Commentary Our Competitors Rates Free Credit Report Mortgage Resources Home Loan Glossary Bad Credit Resources California Mortgage FAQ Site Map Bad Credit Loan Links Bad Credit Loans and Bad Credit Mortgage Refinance Company 1997- 2005 Alliance Mtg Inc. a Mortgage Brokers California Mortgages, Texas Mortgages All rights reserve,mortgage content, bad credit home loans forms, calculators graphics, logos, slogans cannot be reproduced Bad credit home loans | Home equity loans | Mortgage Interest Rate | Debt consolidation Home Loans

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California Department of Real Estate: Licensee Status Inquiries California Home DRE Home Contact Us What's new About DRE Careers at DRE DRE Records Consumers Escrow Violations eLicensing Examinees Licensees Subdivisions Real Estate Law Regulations Publications Forms FAQs Links Index Department of Real Estate My CA Licensee Status Inquiries indicates an item is in Portable Document Format (PDF). You will need Adobe Reader (or an Adobe Acrobat product) to view it. Click on the icon below to download a free copy of Adobe Reader. Click here for information about using Adobe Reader. You may check the status of real estate salesperson, broker, and corporate licensees online. However, before you do, please take a minute and review the information below on how to use the inquiry screen. Click here to check the status of a real estate salesperson, broker, or corporation. NOTE: The online status inquiry feature is a service for consumers. It is not intended for, nor capable of, automated database searches or sorts. If you desire such database files, please contact the Department for information on availability and costs. Using the Real Estate License Status Inquiry Screen If you enter a name (and, optionally, the city), click on the find button to advance to an index of licensees who satisfy your search criteria. The license identification number, name, license type and city as contained in the mailing address of record, are displayed in the index. This information is provided to help you select the license record you are seeking. If you click on the license I.D. number from the name index or if you use the license I.D. search from the first screen, you will migrate to the final screen that displays the public information available for that licensee such as the license expiration date, status, salesperson associates, office addresses and corporate affiliations. The information presented reflects the license records of the DRE at the time of your inquiry; however, it will not reflect pending updates which are being processed by the Department. Helpful Hints Mark the search page with a "bookmark" or "favorite" indicator so that you can initiate search requests from your own menu. Review the search tips above, especially when you receive a "no record" reply. Review the supplemental explanations of status and comment descriptions available on the public information page. Out-of-Date License Information If your license record reflects information which is no longer current (wrong address, employing broker, etc.), you can use the eLicensing online system to update your license record immediately. Or, you may notify the DRE using the appropriate change request form: Salesperson Change Application ( RE 214 ) Broker Change Application ( RE 204 ) Corporation Change Application ( RE 204A ) Prior to submitting your change application, please review Tips for a Smooth Licensing Transaction . Depending on the change being requested, the approximate processing time frame for paper applications is 4 to 6 weeks. Actions Against Unlicensed Persons The Department publishes monthly a list of names of persons and businesses which have been found to have been conducting real estate activities without a license. See Desist and Refrain Orders for Unlicensed Activities . Back to Top of Page Conditions of Use | Privacy Policy | Tech Problems 2003 State of California This page last modified on Friday, August 06, 2004

Property Listings. Listing with

Free For Sale By Owner Property Listings, Fsbo Homes, and more. Virtual Tours $65.95 - Pro-Packages $45.95 - Photo Ads $15.95 Above are some of our For Sale By Owner Property Listings. Listing with us: By Listing your Property and / or Properties with us. The Property would be available for potential buyers viewing 24 hours, 7 days a week from anywhere in the world. We have been online since August of 1997 and have 400,000 + visitors each and every month. Who list property with us? The For Sale By Owner ( FSBO) Realtors Foreclosure Companies Investors Builders Architects Mortgage Companies For Sale By Owner Sites We provide Free For Sale By Owner ( FSBO) Property Listings for your home - land - commercial or investment property. We also offer flexible options to let you customize your ad to suit your needs at affordable prices. Best of all, listing your property with us is commission fee. You'll never pay us a commission for the sale of your property. No Strings Attached: You may also list your property on as many other real estate sites as you like. If you decide to list with a Realtor, simply send us the contact information for your Realtor and we will change the information on your listing for you. See examples by clicking on the following links. Photo Ad - Pro-Pack - Virtual Tours - Custom Property Listings All of our photo packages include online Property Listing, Search Engines Submissions and a Yard Sign . Yard Signs mailed with in 24 hours of ordering. ( Offer good until Dec 31, 05 ) Listings posted with in 24 hours of submissions. We will check your listings for typo's. Your own web page with your own web address ( url ). Choose from 3 different Photo Packages. Photos can be sent by email or by postal mail. No additional cost for scanning photos. Unlimited text. Describe your Property in Full Detail. A hit counter will be added to your listing, you'll know how many times your ad has been viewed. We will post your Open Houses at your request. Direct link to your e-mail address and web site if you have one. Links to Appraisal Info, Home Inspection Companies, Mortgages, Credit Reports, Schools Information, Neighborhood Statistics. We submit your listing to the search engines and major directories for you. See a list of Engines . We accept all Major Credit & Debit Cards Payment Online over a secure server. To list your property choose a Package below, click on Order to complete the online form. Our Packages - 1 time fee. Free Listing Photo Ads Pro-Pack Virtual Tour Listing with Yard Sign $0.00 $15.95 $45.95 $65.95 Advertising Period 3 months Until Sold Until Sold Until Sold Web Pages 1 1 1 1 Number of Photos 0 1 6 8 Scanning Charges $0.00 $0.00 $0.00 $0.00 Posted in our Newsletter No Yes Yes Yes Search Engine Submission No 6,000 Sites 10,000 Sites 15,000 Sites Counter No Yes Yes Yes Url for use in classifieds Yes Yes Yes Yes To Order Order Order Order Order If you have any questions or need help please contact Susan Nichols at 317-241-4516 CustomersComments I am very pleased with your site. I found it to be the best out there. The virtual tour, the unlimited text, 14 photos, my own URL and your very reasonable price makes your site truly an the award winner. Thanks again for your prompt action on our listing. Martin McGann Thank you for your excellent service and best of luck. I think sites like yours are definitely changing the real estate industry forever. Chris Cook Thank-you for running this useful service. We have successfully sold our house and saved $15,000 in realtor fees. J. Steele Arlington Va Susan: You do perfect work. My site looks great. Thanks. You have here one very satisfied customer. I can see why you are top rated. I like the personal touch, and I understand how much work that is since I manage my Bristol Campground website & business much the same way with hands on personal & personable contact. Good luck & may God BLESS you & your business. Sincerely, Bill Gaines Thank you for your help. We closed this week after being on the market only three months. Your service was very helpful. Our buyer saw the home on a walk he was taking and then went to our listing on your site, which we placed on the For Sale sign and "toured" the home. He also had his mother, one of the buyers, see the home from her home in New Jersey via the web site. Thanks for your help. Anne Mills Thank you so much for your service! WE SOLD OUR HOMESTEAD IN ALASKA.........to a buyer from Ft. Lauderdale, Florida, who saw our ad on your site! Again.....THANK YOU SOOOOOOO MUCH. We are telling everyone we know about your service! Jack M. Beesler . Home Page List Property Update Listings Search Listings

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Colorado HomeFinder | Westminster Real Estate, Search Westminster Homes for Sale in the MLS Call 800.231.9153 | Contact Us If you already have an account, sign in here Westminster Colorado Real Estate - find out first about the newest Westminster real estate listings! You learn about Westminster homes for sale the day they hit the market - before other buyers. Automated HomeAlert emails you new listings that fit your personal home search criteria and gives you access to all the Westminster Colorado real estate listings. It's easy - Just submit your email address and home search criteria. Your email is not shared or sold to anyone. You incur no obligation or cost for this free Westminster real estate service. Our Privacy Policy: We respect your privacy. All information provided is strictly confidential and you can unsubscribe at any time. Colorado HomeFinder will never sell or share your information with any outside parties. Click here to review our Privacy Policy . 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