{"id":791,"date":"2019-12-01T05:00:48","date_gmt":"2019-12-01T10:00:48","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=791"},"modified":"2024-04-25T23:20:32","modified_gmt":"2024-04-26T03:20:32","slug":"homeowner-estate-planning-real-estate-tips","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/homeowner-estate-planning-real-estate-tips\/","title":{"rendered":"Homeowner Estate Planning: Real Estate Tips"},"content":{"rendered":"\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/11\/homeowner-estate-planning-1024x538.jpg\" alt=\"Image of someone using a marker to check boxes on a list written on a piece of paper. Captioned: Homeowner Estate Planning Real Estate Tips\" class=\"wp-image-792\" width=\"512\" height=\"269\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/11\/homeowner-estate-planning-1024x538.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/11\/homeowner-estate-planning-300x158.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/11\/homeowner-estate-planning-768x403.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/11\/homeowner-estate-planning.jpg 1080w\" sizes=\"auto, (max-width: 512px) 100vw, 512px\" \/><\/figure><\/div>\n\n\n\n<p class=\"wp-block-paragraph\">Ready to\nmove estate planning to the front burner? Homeowners, especially, need to have\na plan in place. If there is no will, and&nbsp;no other arrangements for the\nhome to <a href=\"https:\/\/www.deeds.com\/articles\/hows-your-property-vested-it-matters-as-much-as-your-will-or-trust\/\">pass\nto a co-owner<\/a>, it will pass according to the&nbsp;state intestacy\nprovisions. That&#8217;s not an estate plan. There&#8217;s no better time than the present\nto choose&nbsp;a beneficiary, and make an estate plan.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Here is the\nbasic set of options, and how they might play out\u2014financially, legally, and in\nemotional terms. We include a few tips to note&nbsp;in the process. Any\nor&nbsp;all could be a great conversation starter with your lawyer or financial\nadviser. Schedule a talk with family&nbsp;or other beneficiaries, too.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">The\nHome as a Bequest<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">What do you\nenvision&nbsp;happening&nbsp;with your&nbsp;house? Are&nbsp;your children\u2014or\nother potential beneficiaries\u2014aligned with your vision?&nbsp;Be sure the&nbsp;next\none in line for&nbsp;your home wants it. Otherwise, that person might be\nunready for&nbsp;the&nbsp;legal fees and taxes, not to mention the expenses\nthat come with home maintenance.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">One big\nbenefit of leaving your home in a will? The beneficiary gets a&nbsp;stepped-up cost&nbsp;basis.\nSo, if they sell the house, only the rise in worth since you pass away\u2014not way\nback when you bought it\u2014gets taxed.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Are there any liens on your house, such as a mortgage? Fortunately, beneficiaries needn&#8217;t prove \u201cability to repay\u201d\u00a0if they wish to <a href=\"https:\/\/www.consumerfinance.gov\/about-us\/newsroom\/cfpb-clarifies-mortgage-lending-rules-to-assist-surviving-family-members\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">take over the mortgage<\/a>.\u00a0<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If you don&#8217;t\nknow anyone who will want the home, you might be thinking of selling. Capital\ngains tax might not be a big issue. The IRS allows an exclusion of up to\n$250,000 (double that for certain owners filing a joint return) in&nbsp;capital\ngains from the sale of most&nbsp;primary residences.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Pro\ntip:&nbsp;<\/strong>Note\nthat states, not just the IRS, apply&nbsp;estate taxes at certain levels of\nwealth. State&nbsp;exemptions can be much lower, so check to see if your\nbeneficiary could face a hefty&nbsp;estate tax bill, and be forced to\nsell&nbsp;or scramble&nbsp;for financing options.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The\nHome as a Gift<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">To keep the\ntransfer of a home private,&nbsp;simple, and free from probate, you can pass\nyour interest in the home on as a gift. If you do, keep these facts in mind:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>The giver, also known as the grantor, pays state and federal gift tax\u2014unless the interest is worth under $15,000 or being passed along to a spouse. If the value is close to the line, be safe. File <a rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\" href=\"https:\/\/www.irs.gov\/businesses\/small-businesses-self-employed\/frequently-asked-questions-on-gift-taxes\" target=\"_blank\">IRS Form 709<\/a>.<\/li><li>If the home has risen in value, your beneficiary will owe full capital gains taxes when ultimately selling the home. There is no stepped-up cost basis to offset capital gains.<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">For\nsimplicity&#8217;s sake, can you just&nbsp;<a href=\"https:\/\/www.deeds.com\/articles\/adding-someone-to-your-real-estate-deed-know-the-risks\/\">add\nthe heirs as co-owners on the current deed<\/a>? Well, you could&#8230; But you&#8217;re\nstill making&nbsp;a taxable gift. And new&nbsp;joint tenants&nbsp;become\nco-owners as soon as you change the deed. Say you add a child to your deed.\nNow, your child is a co-owner. If&nbsp;your child runs into money issues or\ncourt proceedings, your home may wind up with&nbsp;a judgment&nbsp;lien. And\nwhat if, one day,&nbsp;you and your child&nbsp;disagree&nbsp;on whether to sell\nor refinance your house? Things could get prickly.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Placing\nthe Home in a&nbsp;Revocable Living Trust<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A revocable\ntrust lets you keep control and use of the home while you&#8217;re alive. You decide\nhow,&nbsp;when, and to whom the home and other&nbsp;assets pass to\nothers,&nbsp;bypassing&nbsp;the probate process.&nbsp;Meeting with a lawyer who\nhandles estates and trusts will be vital, to title&nbsp;your assets properly\nfor the trust.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Once you\nhave shifted ownership into&nbsp;the trust, you are&nbsp;at liberty to revoke\nthe trust if you decide on a different plan or circumstances change later. It&#8217;s\nyour call.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Pro\ntip:&nbsp;<\/strong>If\nyou&nbsp;own homes in multiple locations, a trust can save your estate from a\nfragmented probate process.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Second\nHomes: Qualified Personal Residence Trusts<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A&nbsp;<em>qualified personal residence trusts<\/em>\nallow you to give your home away without leaving it\u2014yet.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The\nQPRT&nbsp;includes a date certain when home ownership transfers&nbsp;to the\nbeneficiary, such as children or their trust. Should&nbsp;you die before that\neffective date, the&nbsp;QPRT is no good. Your home goes where it would have\ngone anyway: into your taxable estate.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A&nbsp;QPRT\ncan be used for a&nbsp;primary home, but is frequently chosen for vacation\nproperties. This is because it the owner must&nbsp;give up&nbsp;the home on the\nspecified&nbsp;date, or come up with a rental arrangement to stay.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The key\nbenefit? As a delayed form of gift, the QPRT lowers your gift tax.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Pro\ntip:<\/strong>\nTo simplify gift tax issues, pay off the mortgage before the QPRT transfer\ndate.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Using\na Transfer on Death (TOD) Deed&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">You can pass\nthe interest in your home deed along with a TOD, if allowed for real estate in\nyour state. Record the TOD in the county,&nbsp;and your loved one automatically\nowns the home after you pass away. A&nbsp;revocable&nbsp;<a href=\"https:\/\/www.deeds.com\/transfer-on-death-deed\/\"><em>transfer on death&nbsp;<\/em>deed<\/a>&nbsp;gives\nyou a win-win: it keeps&nbsp;the home out of probate, yet the\nbeneficiary&nbsp;still enjoys&nbsp;the&nbsp;stepped-up cost basis.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A TOD does\nhave its limits.&nbsp;You may name people or charities as beneficiaries, but\nnot a trust. So, if your hope is the pass the house to your children but\nthey&#8217;re still young when&nbsp;the transfer occurs, the TOD is\nimpractical.&nbsp;There is no contingent beneficiary. If the&nbsp;child named\non the deed dies first,&nbsp;you would need to make a new&nbsp;deed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Pro tip: <\/strong>Use care if passing the home to anyone\u00a0relying on\u00a0government benefits. Their qualifications for the benefits could be changed by the home value. One more word to the wise. States actively\u00a0try to <a href=\"https:\/\/www.medicaidplanningassistance.org\/can-medicaid-take-my-home\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">recover<\/a>\u00a0Medicaid&#8217;s long-term care benefits from\u00a0probate estates. If you depend on these benefits, there are reasons to keep\u00a0your home out of\u00a0probate. <\/p>\n","protected":false},"excerpt":{"rendered":"<p>Ready to move estate planning to the front burner? Homeowners, especially, need to have a plan in place. If there is no will, and&nbsp;no other arrangements for the home to pass to a co-owner, it will pass according to the&nbsp;state intestacy provisions. That&#8217;s not an estate plan. There&#8217;s no better time than the present to [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[107],"tags":[],"class_list":["post-791","post","type-post","status-publish","format-standard","hentry","category-elder"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.0 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Homeowner Estate Planning: Real Estate Tips - Deeds.com<\/title>\n<meta name=\"description\" content=\"Here is the basic set of options, and how they might play out\u2014financially, legally, and in emotional terms. 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We include a few tips to note in the process. 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