1031 Tax Exchange Info

When Can I Refinance a 1031 Property

Mon, 31 Mar 2008 19:39:42 GMT

A key concept in the 1031 exchange process is that a real estate investor is not allowed to receive any direct benefit from the proceeds of the sale of a relinquished property; any cash removed from the transaction is seen as 'boot', and this means subject to capital gains taxes. In keeping with this concept, refinancing for the purpose of removing equity from your replacement property delves into a quite nebulous area with regard to acceptability under Section 1031.

In a case brought against an investor by the name of Garcia, the court ruled that any benefit gained by a taxpayer the refinancing of a piece of property in anticipation of selling it in a 1031 tax exchange will be considered to be taxable boot. This decision represented the establishment of a standard for the manner in which these kinds of situations. As of now, a more popular tactic is to wait until after the closing on the replacement property, and to refinance the property at some point later. This tactic, however, brings up some questions regarding how long it is appropriate to wait before refinance and taking equity from a property.

The old guard among investors will likely advise you that you should wait a considerable period of time post-closing (maybe 2 years after), ensure you're in compliance with the intent of 1031 tax exchanges. The current trend among more liberal-minded contingency of investors, however, is to say that the closing on the purchase of your replacement represents the definitive ending of to the 1031 process, and so one does not need to worry about the substantiation of an exchange after this point. To an investor who sees the exchange process from this vantage point, it is not relevant the amount of time one waits before refinancing one's 1031 replacement property, and many investors will elect to do so immediately after the closing .

If you are looking for any clear-cut rule as to when it is safe to refinance your replacement property, you are destined to be disappointed, at least within the confines of this article. The two perspectives that I have discussed here are merely the opinions of a few, and are examples of extremes on a wide spectrum. Investors vary a good deal in how they look at these sorts of gray areas, and the most helpful suggestion I can {give you is simply to enlist the help of a qualified tax adviser or legal expert in formulating your final choice, and to work together with him or her in order to decide on the path that will work best in light of your particular situation.

As a participant in the real estate game - you need the 1031 exchange

Sat, 15 Mar 2008 05:07:34 GMT

As a participant in the real estate game, you must be aware that every single dollar that you have working for you is compounding your wealth, and, conversely, every dollar that isn't working for you represents a lost opportunity to compound your wealth. When the time comes to you must pay capital gains taxes on the proceeds. Whenever you pay money to the United States government you are throwing away money that could be put back into investment.

The second, more profitable option is to make a 1031 tax exchange. A great way to keep more of your investment funds making you more money is to conduct a 1031 exchange rather than making an outright sale. Section 1031 of US tax code has a provision of non-recognition, which means that you are not to pay the taxes immediately; as a matter of fact, your taxes are deferred indefinitely, while your funds are compounded by the extra income produced by investing your tax deferment.

To demonstrate, let's say you own some small investment properties, like triplexes or duplexes, whose values have increased over time. At this point, your first inclination may be to sell these properties and reap the benefits of your investments. A wise investor, however, might decide to conduct an exchange and place the money gained from these smaller investment properties towards the purchase of another, larger piece of investment property, which will, itself go on to increase in worth over time and continue to compound your wealth. Additionally, the money available to you as a result of deferring capital gains taxes will function to heighten your capacity to leverage for greater loans, building up your potential profits.

1031 exchanges aren't just for buildings and land, either. It is possible to make an exchange on any type of real estate held for investment in a trade or business, and some types of personal property as well, from a backhoe or crane to an aircraft or collector car. As a matter of fact, 1031 exchanges are especially advantageous for those who have money in antiques or collectibles such as collector cars, because of the higher capital gains tax liability on the sale of these types of items. It is important to note, however, that you cannot exchange stock, bonds, or interest in a Real Estate Investment Trust.

So, next time you are in the position to sell a piece of real estate or other property, take a moment to think of the potential profit you could gain were you to conduct an exchange. If you choose to perform a 1031 exchange instead of selling outright, you can compound your wealth over time and come out on top in the long term.

1031 a method used by property investors...

Thu, 21 Feb 2008 21:44:14 GMT

The 1031 exchange is a method used by property investors to indefinitely defer capital gains tax liability on the sale of a property. This is accomplished by giving the rights to a property that one would like to sell to a qualified intermediary, who then holds the proceeds from its sale and uses the money to buy a replacement property that fulfills the rules delineated in Section 1031 of US tax code.

Although the current (and growing) interest in the 1031 may lead you to believe that Section 1031 is a recent development, this is untrue. In reality, the history of the 1031 exchange stretches as far back as 1921, although it was originally was quite different than what we currently think of as an exchange. Section 1031 truly came into its own in the '70s, which saw many important modifications in the manner in which these exchanges were regulated. These modifications paved the way to a farther-reaching conception of the 1031 process and created greater interest from real estate investors.

The capital gains tax deferral a 1031 exchange grants to the taxpayer might, at first, appear to represent a kind of gift given by the United States government, however it is, in reality, more like an interest free loan, because there is an expectation that the investor will “repay” the extra money gained from the capital gains tax deferral by accepting capital gains liability on the subsequent sale of a replacement property. In addition, this interest-free loan may be kept indefinitely; an investor can choose to make any number of 1031 exchanges before finally electing to make an outright sale, on which the investor must pay taxes.

Section 1031 exists as a mutually advantageous arrangement between investors and the United States government, profitable for the country's economy as well as the individual taxpayer. In looking upon the transfer of money in an exchange as representing an extension of a preexisting investment instead of as a separate transaction liable to be taxed, taxpayers are given the opportunity to transfer their funds to the best investments possible, which, in turn, helps to elevate the U.S. economy by bolstering the growth of new jobs.

Like anything else, Section 1031 has skeptics. one criticism that has been leveled against 1031 is that the untaxed profit provided to the investor in a 1031 creates an unreasonable advantage over other buyers. Another frequent concern is that the stringency of the deadlines imposed on steps in the exchange process may promote an atmosphere of frantic buying, with a consequent increase in asking prices for replacement properties. The aforementioned criticisms, however, are only loosely based in reality, and the odds that the 1031 exchange will go through any significant change in the coming years are low. Looking at the big picture, most will agree that the 1031 exchange is greatly beneficial to all involved, allowing investors increased profits on the sale of their property while also encouraging the creation of jobs and consequently promoting the greater good of the U.S. as a whole. Little doubt exists that the 1031 exchange is destined to be a part of the property investment world for decades to come.

Deferment of capital gains taxes.

Thu, 14 Feb 2008 06:05:18 GMT

An essential truth in regard to conducting a 1031 exchange is that you CANNOT make use of the proceeds of the original sale to fund improvements on land you already own. This is a frequent pitfall for unwary investors. In order to qualify for deferment of capital gains taxes, your replacement property must be of like kind with the property it replaces. In this case, the replacement property has to comprise real estate with a value at least as high, if not greater than that of the relinquished property. A renovation that is not completed is thought of as a contract for a service, which constitutes personal property but not real estate. Because a replacement property must be equivalent in type and value with the relinquished property at the time of closing, it is, at times, difficult for an investor to locate one that complies with these requirements but also meets his or her specifications.

So, how can you get what you really want out of a 1031 exchange? There are two main methods by which you can go about acquiring a build to suit property that fits your wants and needs as well as complying with the accounting requirements necessary for a like-kind exchange.

Your first choice is to conduct a 'poor man's Build-to-Suit,' in which you, as the purchaser, request that the seller make certain renovations on a property to increase its value prior to closing . For example, if you were to sell a a piece of property worth $100,000, and were looking at a replacement property worth at $10,000, the seller of the property could make $90,000 worth of improvements in order to raise the value of the piece of real estate. These completed improvements would constitute real estate. You could then buy the property for one hundred thousand dollars, fulfilling the requirement of equivalent value. Most sellers, however, will not be very enthusiastic to perform these renovations so that you can make an exchange.

In the second, more likely scenario an intermediary who holds your funds can buy the replacement property , taking title to the property in a limited liability company, intermediary-owned company. Then, the 1031 intermediary would use the remainder of the proceeds to build the desired improvements on the property. After construction is completed, the intermediary returns the replacement property to you, allowing you to complete the exchange process.

Returning to the ten thousand dollar replacement property: the intermediary who held your funds would buy it for the asking price and would construct the required renovations with the remainder of the funds, transferring the replacement property to you when the value of the property suffices to constitute a like kind exchange.

Though a build-to-suit exchange can go a long towards getting you the replacement property that you really want, it is important to take into consideration the amount of time required for the construction of desired improvements. You have only 180 days in which to complete a 1031 exchange, so you must be realistic regarding what work can actually be completed in this period. Keep in mind that an improvement is only considered to be real estate when it is done, and so renovation in the process of construction doesn't add to the value of the property. Although you may or may not not be able to construct improvements as extensive as you might want, 180 days is ample time to complete significant remodeling, and to bring your replacement property much closer to your ideal.

1031 and the Two Hundred Percent Rule...

Sat, 26 Jan 2008 06:58:33 GMT

It is advised that you get a purchase agreement written and a replacement property lined up before initiating a 1031 tax exchange. This is because “The three-property rule” (according 1031 tax exchange regulations) declares that an exchanger of a replacement or “relinquished” property may identify up to 3 replacement properties, no matter what value.

However, the property must be closed on and received within forty-five days to avoid having to pay their capital gains taxes. If the replacement property isn’t closed on and received within the forty five day period, the purchaser must clearly, in writing, claim and identify the replacement property that is intended to be acquired.

On the other hand, if the property is received and closed on prior to the 45 day period, the property is deemed “identified”, just by receiving of property. However, if a purchaser intends to exceed the three property limit, an applicable rule of identification that should be considered is the Two-Hundred-Percent Rule.

Under the Two-Hundred-Percent Rule, the exchanger is allowed to identify more than 3 replacement properties, as long as their combined fair market value isn’t more than 200% of value of the relinquished property.

The purchaser may on the other hand, be, uncertain of the number of properties that are included in the purchase often times because, a single property can be comprised of more than one plot of land. To identify if the properties are considered a single unit, the presumption should be weighed by the suggestion that the properties are under the same deed, on the same land, are being financed by the same lender and sold by the same owner.

If these consequences are found to be true, then the multi-parceled property will be deemed a single unit of property. However, if, the property isn’t under the same deed or on the same land, the property would be regarded as separate properties.

There needs to be a common, collective use among the properties in order for the properties to be considered a single unit. If someone is unsure if the set of properties intended for purchase is considered a single unit, a qualified intermediary should be consulted to insure compliance with either the Three-Property Rule.

Blog list: 1031 Tax Exchanges

Sat, 15 Mar 2008 14:13:52 GMT

1031 Tax Exchanges