Tag Archives: basis

Paying Capital Gains on Appreciated Assets

houseDear Liza, My father passed away in 2002 when the federal estate tax limit was $1million. At that time my mother chose to put their home in the Bypass Trust.  She has now passed and the home is worth $1.4 million.  Do we inherit tax free or pay taxes on the amount over $1million?  It’s nice when I get a question that has a clear-cut answer AND an answer that most people would be happy to recieve. And this one’s got both, sort of: you will inherit the assets held in the Bypass Trust free of estate tax, even on the appreciation since 2002. That’s in fact why your mother put the house in the Bypass Trust, to take it (and its appreciation) out of her taxable estate.

However, here’s what you aren’t going to get: a step-up in basis to the date of death value of the house ($1.4 million). Capital gains are calculated on the difference between what you bought an asset for (the basis) and what you sold it for (called gain, if you sold it for more money than you paid for it.) So, a step-up in basis reduces the capital gains taxes that will be due when that asset is sold. A step-up in basis is a good thing if you own appreciated assets that you plan to sell.

When your Dad died, in 2002, your Mom got a step up in basis for the house — if, for example, they’d bought that house in 1953 for $25,000, she would have gotten a new basis of $1 million for that house in 2002, since that’s what it was worth when he died. If she’d decided to sell the house after your father’s death, she would only  have had to pay capital gains on the post-death appreciation. (I’m assuming the house was community property because I live and work in California. In other states, the survivor only gets a step up on the assets owned by the deceased spouse.)

But the way the tax code works is that if an asset is held in the Bypass Trust, you don’t get to take another step-up in basis at the second death. It’s kind of a good-news/bad-news story: you don’t have to pay estate tax on the assets (and all of the appreciation) on the assets held in the Bypass Trust. This is why Bypass Trusts exist, they shelter assets and appreciation from the estate tax. But if you sell the house now that your mother’s dead, you will have to pay capital gain taxes on the gain ($400,000) earned since your father’s death.

Capital Gains Taxes on Appreciated Property

houseDear Liza: My mother gave her house to my sister just before she passed away.  My sister is going to sell the house. Do we have to pay taxes on that? If your mother’s house had appreciated in value between the time your mother purchased it, and her death, then the answer is yes. I can’t answer even a fraction of the questions that people send to me, so I try to pick ones that I think will have value to many people. Your sister is going to owe capital gains taxes on the difference between what your mother paid for that house and what your sister sells it for. Capital gains taxes are levied on the difference between what someone paid for an asset (that’s called the basis) and what they sell that asset for later (they’re taxed on the gain, or difference between the basis and the sale price.)

Because your mother gave the house to your sister before her death, your sister received that gift with your mother’s original tax basis. For example, if your mother purchased her house in 1976 for  $65,000, and your sister sells it in 2015 for $365,000, your sister is going to owe capital gains on the $300,000 in value that the house gained between 1976 and 2015. (There’s a $250,000 exclusion from this tax for the sale of a primary residence if you’ve lived there for 2 of the last 5 years, but I don’t know if that applies to your mother’s house here. It could, I suppose.)

If your mother had instead gifted that house to your sister upon her death, via a Will or a trust, your sister would have inherited it with a stepped-up basis, which means that her basis in that house would have been the value the house had at your mother’s date of death. In the example I just used, if your sister inherited the house with a value of $365,000 (as shown by a qualified appraisal) and then sold that house for $365,000, she would have owed zero in capital gains taxes. That’s the difference between lifetime gifts (donor’s basis) and gifts made as a result of death (date of death value basis).

That $5 Million Exemption

Hi Liza,  I read from FAQ on the nolo website, “The $5 million exemption applies to property you give away during life or leave at your death. In other words, you can transfer, either while you are living or at your death, up to $5 million of property tax-free.” So, does it mean that I can pass a $1 million house to my children without any costs? now? If yes, what time is used as the tax basis? Yes, until the current law expires at the end of 2012, you could absolutely give that house to your children free of gift tax. But they would also get YOUR basis in the house for capital gains tax purposes. In other words, if you purchased that house for $25,000 in the 1970’s and now it’s worth $1 million, if you give that house to your kids, and they sell it, they will owe capital gains taxes on all of that gain. If you give them the house only upon your death, their basis in that property would be the fair market value of the property at your death, so all of that gain goes away.  If you make the gift now, also, don’t forget to file a gift tax return by April 15th of the following year.  You are still required to file that return, even though no tax is due.