365体育备用 – Attorney Devin Lucas and CPA Courtney Lucas – are experts in California intra family transfers using all aspects of Propositions 13, 58, 193、60、90和新19号提案. 了解更多365体育备用网365体育备用可能通过点击这里帮助.
WARNING — CALIFORNIA PROPOSITION 19 HAS UPENDED THIS ENTIRE PROCESS AND EFFECTIVELY WIPED OUT MANY BENEFITS OF FORMER PROPOSITION 58 AND 193 AS OF FEBRUARY 16, 2021.
This article will provide great analysis of the benefits (which still apply to some “family homes”), 并对基础上的提升进行了讨论, but will no longer be current law pertaining to property tax transfer benefits as of February 16, 2021.
This article must be reviewed in conjunction with our new article on Proposition 19:
Review our article on Proposition 19 and its dire reduction of the family transfer tax benefit here.
INTRA FAMILY SALE AND/OR INTRA FAMILY GIFTING OF REAL ESTATE IN CALIFORNIA (Prior to Proposition 19’s effective date of February 16, 2021)
加州法律-第58号提案, Proposition 193 and Proposition 13 (which may also be combined with 命题60 and 90号提案) – allow a parent or grandparent to transfer their current tax-basis to their children or grandchildren. 这些好处可以适用于礼品、销售或两者的混合.
更具体地说, 58号提案 and Proposition 193 allow a parent or grandparent to gift or sell their real property during their lifetime, 或在死后赠与财产, 给他们的孩子或孙子, 并同时转让其第13号税基提案, 以及其他13号提案的好处, 和财产一起, thus saving the child or grandchild potentially thousands of dollars per year for as long as they own the property.
由于13号提案的巨大好处, many long term owners continue to pay property taxes based upon their original purchase price (or price as determined when the proposition was enacted), 年增长率不超过2%, 不管当前值是多少. 这在纽波特海滩等地区尤其有益, 拉古纳海滩, 科斯塔梅萨, Orange County and other coastal communities that have seen incredible growth in property values.
例如, assume a parent’s home in Newport Beach is currently worth $2,500,000. They purchased the home long ago for low a low six-figure amount and due to the enormous benefits of Proposition 13 are paying about $3,每年500英镑的财产税. 如果孩子要花2美元买房子,500,今天的000, 这相当于25美元,每年000 000的财产税账单(假设1%, not including various municipal bonds and other taxes commonly found on property tax bills). 转让父母住房的财产税依据, 所以这3美元,每年500美元的账单, 给这个假设的孩子省了21美元,每年500英镑的财产税. 每年21500美元，只要他们拥有房子.
主要住宅的价值没有上限, 所有其他财产, 比如投资房产或第二套住房, 福利上限为100万美元, in which case a mother/grandmother and father/grandfather can combine their exclusions for a limit of $2 million. 如果房产的价值超过了上限, 然后，由县政府制定新的混合财产税课税标准.
请注意 -又一个房产税优惠, Propositions 60 and 90 (allowing homeowners over the age of 55 to sell their home and purchase a replacement home of equal or lesser value and maintain the property tax basis of their original home) 不能结合 根据58号提案将原房赠与或出售给一名儿童. 一个好处或另一个，而不是两个都有.
3)终身销售(销售), 通过这个孩子买房子, 以公平的市场价值或其他方式, 使用(a)儿童自己的钱和/或融资, 和/或(b)卖方融资, 通过父母或祖父母的贷款, 偿还, 很像传统的银行贷款.
Note – a sale under fair market value and/or ‘gift of equity’ could be a partial gift for tax purposes (as to the amount below fair market value) and thus a hybrid of these options.
An owner can only gift or sell what they own; therefore, any debts or 障碍 on the property should be addressed (and may require being addressed by any third-party lender, 见下文).
确保标题清晰, 以及转让所有权的能力, 应考虑财产上的任何债务, 障碍, 和县要求(包括所需的封面页, 潜在的费用, 税务或其他向县申报的要求).
These and other considerations may warrant professional assistance such as an attorney, 标题公司, 托管公司, 或者是几个专业人员的组合，以确保明确的职称, 文件和适当的记录.
如果房屋有一个现有的抵押贷款(i.e. 用于购买房屋的住房贷款, 或者用房屋净值贷款来抵押房屋), you likely cannot transfer title without violating the “due on sale” clause found in most loan agreements. 大多数抵押贷款都不能自动转让, 你必须与贷方365体育备用，看是否有转让, 主体资格, 是可能的. 经常, 孩子或孙辈将需要获得新的住房贷款来偿还, 和替换, 现有的.
同样的, if the home has any other type of lien or encumbrance recorded against its title, 这些将移交给新的所有者(或更糟)，必须予以考虑, 解决或者接受. 对留置权和产权负担的仔细审查和考虑至关重要.
财产可以在所有者有生之年被赠与, or written into an estate plan to transfer the property upon the owner’s death.
Title can change hands with some routine paperwork and filings with the county recorder’s office. Many real estate attorneys, title companies and other real estate professionals can assist. The parties can often work with the county recorder’s office to locate the necessary paperwork to complete and file themselves. 然而, the parties should explore the use of a 标题公司 to ensure clear title on the property (see above discussions).
A parent or grandparent can sell their property 给他们的孩子或孙子, 以公平市价, 或任何数量, 好好利用这些好处.
孩子或孙子可以用自己的钱购买房子, 自己的贷款, 父母或祖父母的贷款, and/or a hybrid of a new loan and some form of gift from the parent or grandparent, 比如“股权赠与”,” which can be used to satisfy a down payment (see below for additional discussions on gift of equity).
If the child or grandchild has actual cash to purchase the property from the parent or grandparent, then money and title can change hands with some routine paperwork and filings with the county recorder. 然而, the child or grandchild purchasing the home should explore the use of a 标题公司 to ensure clear title on the property (see above discussions).
If the child or grandchild will require a loan to purchase the property, their lender (i.传统银行, 抵押贷款经纪人, or otherwise) will likely require certain routine documents associated with any arms-length sale including a purchase agreement (i.e. 购买房屋合同), use of a bonded and insured 托管公司 and clear title / title insurance. As such, any debts or 障碍 on the property will need to be resolved as part of the sale. 大多数贷款人会强制要求现有的抵押贷款、纳税等.，将其解析为事务的一部分.
A “gift of equity” can be an enormous tool to aid a child or grandchild in purchasing the home. 例如, 如果一个房子值1美元,000,000, 传统的贷款人可能希望孩子或孙子付20%的首付, or, $200,000, 为了贷款剩下的80%, or $800,000. 而不是用实际的钱作为首付, 父母或祖父母可以“赠送”200美元,他们的子女或孙辈将获得其权益的1万美元, 贷方会把哪一笔作为首付. Thus the child or grandchild can obtain a traditional loan without having to put down any actual money. [父母或祖父母会将这笔钱作为税收赠与他人.]
The parent or grandparent selling the home can agree to ‘carry’ the financing for the child or grandchild. 这就是所谓的“卖方融资”. 本质上, the parent or grandparent can accept any amount of money (or none) as a down payment and agree to installment payments (i.e. 每月)从孩子或孙子在一个固定的时间(i.e. 30年)以偿还余额.
Interest should be charged on the loan (check current IRS guidelines; generally below market interest rates are allowed, 但必须合理，以免成为“礼物”). The child or grandchild paying the loan can itemize the interest on their tax return, 就像其他房屋贷款一样. Conversely, the parent or grandparent receiving the interest may need to report the same as income.
“信托契据”(i.e. a security instrument filed with the county recorded against the property’s title) and “Promissory Note” (i.e. contract between the parties regarding the amount of the loan and payment terms) should be drafted, 签署和公证, 有县里的信托契约记录, 从而向贷款人提供(i.e. parent or grandparent) a security interest in the property to ensure payments.
Third-party servicing companies can be used to handle payments, collection (and even foreclosure).
孩子或孙子可以以任何金额购买房子. 然而, 如果购买价格低于房屋的公平市场价值, 这很可能是一份“礼物”.
例如, 如果一个房子值1美元,000,000美元，一个孩子花600美元买房子,000, 那么父母实际上已经给了400美元,税收方面的差异是000.
There are important tax considerations and a professional advisor may be warranted.
最重要的是，在生命周期内赠与财产(vs. as part of an estate plan after death) does cause the loss of a tremendous tax benefit for the heirs, 也就是基础的提升.
这是什么意思? 如果一个孩子或孙子后来卖掉了一个天赋的或继承的房子, they may have to pay capital gains taxes depending on a variety of factors. 如果一个属性被继承, there is a “step-up” in basis of the value of the property (to the value at the time of death) for purposes of calculating capital gains when the property is later sold. The “step-up” essentially provides a higher value of the property when calculating any “gains” as compared to the sales price. The “step-up” can have enormous tax benefits for the heirs that will be lost by gifting property during lifetime.
例如, 父母或祖父母以1美元的价格购买了一处房产,000,000年和, 在他们赠送财产的时候, 价值3美元,000,000. 五年后, 这处房产现在价值4美元,000,000年和 the child or grandchild who was gifted the property sells the property for $4,000,000.
$3,000,000的“利得”将产生资本利得，即i.e. 销售价格减去原来的购买价格(4美元),000,000[售价]- 1美元,000,000[购买价]= 3美元,000,000(“收益”)).
例如, 同样的房产由父母或祖父母以1美元的价格购买,000,000年和, 在他们死的时候, 价值3美元,000,000. 五年后, 这处房产现在价值4美元,000,000年和 the child or grandchild who was gifted the property sells the property for $4,000,000.
只有1,000,000美元的“收益”会产生资本收益.e. 售价减去死者死亡时房产的价值, 不以原价为基础. ($4,000,000 [sale price] – $3,000,000 [value at time of death] = $1,000,000(“收益”)).
在这个例子中, gifting of the property will cause the child or grandchild to pay tax on an additional $2,000,资本利得.
你为什么要赠与财产. 在你的遗产计划中通过? One simple answer is to enjoy seeing your child or grandchild own the property, 也许在那里抚养孩子, 用于金融安全等.等. “你不能把它带走.“人们选择展示自己的作品也是出于同样的原因, 珠宝和其他家庭贵重物品在他们的一生中被带走, real property too can be gifted away to allow its use and enjoyment during the grantor’s lifetime.
另外, 任何天赋属性, 或任何低于公平市场价值的销售金额, is counted against the lifetime gift exemption of the parent or grandparent giving the gift and may require the parent or grandparent report the gift on their tax return.
58号提案, Proposition 193 and Proposition 13 allow a parent or grandparent to transfer their current tax-basis to their children or grandchildren. 这些好处可以适用于礼品、销售或两者的混合 and can amount to enormous property tax savings. 365体育备用 a real estate professional and tax professional to discuss your options.
作者Devin R. 卢卡斯是个房地产律师, 代理和房地产经纪人®, 专攻新港海滩, 科斯塔梅萨和奥兰治县沿海社区, 服务于个人和投资者的住宅房地产.
www.aspendoshotel.com | devin@lucas-real-estate.BRE编号. 01912302
– Complete information about Propositions 58 and 193 and the necessary forms are available at your local County Assessor and/or County Recorder’s office.
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