{"id":976,"date":"2020-09-02T06:00:21","date_gmt":"2020-09-02T10:00:21","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=976"},"modified":"2024-04-25T23:20:29","modified_gmt":"2024-04-26T03:20:29","slug":"co-owning-property-with-a-non-u-s-citizen-keep-these-points-in-mind","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/co-owning-property-with-a-non-u-s-citizen-keep-these-points-in-mind\/","title":{"rendered":"Co-Owning Property With a Non-U.S. Citizen? Keep These Points in Mind"},"content":{"rendered":"\n
\"Image<\/figure><\/div>\n\n\n\n

Whether you plan to co-own property with a United States citizen or\na non-U.S. citizen, the rules of the game aren\u2019t too different. Noncitizens can\ninherit property. They may be named as beneficiaries on financial and insurance\naccounts, just as citizens may. And whether you own jointly with citizen or resident,\nyou\u2019ll each qualify for the current annual gift tax exclusion. <\/p>\n\n\n\n

You\u2019ll also qualify for the current estate tax exemption if you\u2019re under the cap. Specifically, there is no estate tax on the wealth of people who pass away with (as of 2020) less than $11.58 million (twice that amount per couple). The non-U.S. citizen spouse can inherit up to the annual cap without owing federal estate tax. (This attractively high estate tax exemption<\/a> could expire within the next few years.)<\/p>\n\n\n\n

Now, those basics aside, here are a few special property ownership\nrules and tax provisions worthy of note. \n<\/p>\n\n\n\n\n\n\n\n

Home\nOwnership and Estate Planning When One Co-Owner is a Non-U.S. Citizen<\/strong><\/h2>\n\n\n\n

If you\u2019re a homeowner and you\u2019re married, the law generally presumes\nyou and your spouse own your property together equally. When one spouse passes\naway, unless the couple had vested\ntheir property<\/a> otherwise, assets become the property of the surviving\nmarriage partner. And with the unlimited marital deduction<\/em>, federal estate\ntaxes aren\u2019t triggered by one marriage partner\u2019s death, assuming both of you are\nU.S. citizens. Why is this? Between U.S. citizen spouses, the first to die passes\nassets on to the surviving spouse because the Internal Revenue Service (IRS) treats\nthe couple as one financial account, so tax isn\u2019t triggered when only one\npasses away \u2014 no matter how much of value the person leaves behind.<\/p>\n\n\n\n

In contrast, if a citizen marries a non-citizen and the citizen dies\nfirst, the IRS deems their whole marital home value as within the deceased\ncitizen\u2019s estate. The only exception is the value the non-citizen spouse\nactually \u201ccontributed\u201d \u2014 that is, the value that the non-citizen spouse has\nproof of paying into their home ownership.<\/em> These rules hold \u2014 even when\nthe couple vested the home with the right of survivorship so that the surviving\nspouse acquires full ownership. There is a tax credit in the survivor\u2019s\nestate for this delegation of value into the citizen\u2019s estate; speak with your\ntax professional or estate attorney for current information. <\/p>\n\n\n\n

If a citizen is the surviving spouse, the assets left by the deceased spouse do<\/em> benefit from the unlimited marital deduction. But the unlimited marital deduction for gifts or bequests does not <\/em>exist if the surviving spouse is a non-citizen. See Code \u00a7 2056<\/a>, subsection (d)(1), Disallowance of marital deduction where surviving spouse not United States citizen. <\/em>What is the rationale for this disparate treatment? The government is concerned that the surviving spouse might leave for a previous home country \u2014 with the untaxed wealth of the deceased citizen. <\/p>\n\n\n\n

Workaround\n1. Annual Gift Tax Exclusion<\/h3>\n\n\n\n

The key workaround here is the annual gift tax exclusion to a noncitizen spouse, which permits you to give your spouse up to $157,000 in value (the cap as of the year 2020). So, if you make a gift during life to a non-U.S. citizen spouse worth more than $157,000 (as of 2020), you\u2019ll need to pay gift tax. To quote the IRS<\/a>:<\/p>\n\n\n\n

If your spouse is not a U.S. citizen,\ntax-free gifts are limited to present interest gifts whose total value is below\nthe annual exclusion amount, which for 2020 is $157,000.  There is no\nlifetime gift tax credit available to offset tax where such gifts result in a\ntax liability. <\/em><\/p>\n\n\n\n

What does this mean in home-buying terms? If it\u2019s the citizen\nspouse who pays for their shared home, half of any value above $157,000 is\ndeemed a taxable gift to the non-citizen spouse. <\/p>\n\n\n\n

Workaround\n2. Qualified Domestic Trust<\/h3>\n\n\n\n

A couple with a sizable estate can consult with an estate attorney to decide whether to use the qualified domestic trust<\/a><\/em>, abbreviated as QDOT. Upon the death of the first spouse, the estate goes go to the trust, which is overseen by U.S. trustees. The noncitizen, as the trust\u2019s sole beneficiary, receives interest and income earned by the trust assets, free from estate tax, through at least one distribution annually. <\/p>\n\n\n\n

These funds are still subject to income tax when distributed. Moreover, if the surviving noncitizen withdraws and of the principal assets they will be taxed, absent an emergency situation (\u201chardship exemption<\/a>\u201d). When the surviving noncitizen spouse dies, estate tax (if applicable) will then apply, and remaining assets go to subsequent beneficiaries named in the trust, such as children. <\/p>\n\n\n\n

Noncitizens as Sole Owners of U.S. Real Estate  <\/strong><\/h2>\n\n\n\n

You need not be married to a citizen to hold title to real estate\nin the United States. Many green card holders are U.S. property owners. <\/p>\n\n\n\n

Noncitizen residents, including residents with temporary employment-based visas, may receive mortgage approvals if their credit and employment histories demonstrate a solid ability to repay the loan. People based outside the country have the strictest rules and highest interest rates. Some lenders offer special assistance in this area, such as Emigrant Mortgage Company<\/a>, a firm known for its work with the immigrant population of the East Coast. <\/p>\n\n\n\n

A real estate agent or a real estate lawyer assists the\nbuyer in finding a suitable home, as well as a mortgage specialist and\ninsurance. Real estate lawyers charge fees to the buyers who hire them, whereas\nsellers pay the real estate agents\u2019 fees. Your mortgage specialist will inform\nyou of the costs, including closing fees, you\u2019ll need to pay to buy your new\nhome. <\/p>\n\n\n\n

At Deeds.com<\/em> we offer more guidance to international home\nbuyers in our summary\nof real estate sales and taxes for non-U.S. citizens<\/a>.<\/p>\n\n\n\n

Pro tip:<\/em><\/strong> Use caution with lenders who charge exceptionally high interest rates if you are applying for a home loan. U.S. law protects buyers from unfair treatment and fraud. To learn more about the buying process and how to avoid predatory lending<\/a>, examine the U.S. Department of Housing and Urban Development (HUD) website. <\/p>\n\n\n\n

Before You Buy, Speak With a Professional About Your Specific Situation<\/strong><\/h2>\n\n\n\n

International couples should hire a pro to help them go over\nthe complicated estate and gift tax rules that could apply to them. Joint ownership\nwith a noncitizen spouse falls under property and tax rules that change from\ntime to time, have many nuances, and apply differently for couples in various\nsituations. If you have yet to set out to buy a house together, hit the pause\nbutton before you start. Get advice from an experienced professional. Before buying\nyour house, updating your will, or accepting gifts from family members, find\nout the tax ramifications. <\/p>\n\n\n\n

Indeed, anyone interested in doing their estate planning whose intended beneficiary does not hold U.S. citizenship should seek out an estate planning attorney who has knowledge of immigration matters. The way marital responsibilities are shared could impact the path to citizenship for a foreign national \u2014 especially during the delicate two-year period of conditional permanent residence at the beginning of the marriage.<\/p>\n\n\n\n

Become educated about the special property and tax provisions that apply to your situation. Prepare yourself to make sound, informed decisions and the benefits of your good planning will last throughout your lifetimes \u2014 and beyond.<\/p>\n\n\n\n

Photo credit: Sebastiano Piazzi<\/a>, via Unsplash. <\/p>\n","protected":false},"excerpt":{"rendered":"

Whether you plan to co-own property with a United States citizen or a non-U.S. citizen, the rules of the game aren\u2019t too different. Noncitizens can inherit property. They may be named as beneficiaries on financial and insurance accounts, just as citizens may. And whether you own jointly with citizen or resident, you\u2019ll each qualify for […]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[71],"tags":[],"class_list":["post-976","post","type-post","status-publish","format-standard","hentry","category-general"],"yoast_head":"\nCo-Owning Property With a Non-U.S. Citizen? Keep These Points in Mind - Deeds.com<\/title>\n<meta name=\"description\" content=\"Noncitizens can inherit property. They may be named as beneficiaries on financial and insurance accounts, just as citizens may. 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