研究了一下,这个Exception的5-year period是卖房之前五年,还是从卖房之前持有全部年份按五年一个时间段来计算porpotion? Before taking into account the rental property, you must first see if you qualify to exclude all or part of any gain from the sale of your main home. Your main home is the one in which you live most of the time. Ownership and Use Tests To claim the exclusion, you must meet the ownership and use tests. This means that during the 5-year period ending on the date of the sale, you must have: Owned the home for at least two years (the ownership test) Lived in the home as your main home for at least two years (the use test) Periods of Non-qualified Use In most cases, gain from the sale or exchange of your main home will not qualify for the exclusion to the extent that the gains are allocated to periods of non-qualified use. Non-qualified use is any period after 2008 during which neither you nor your spouse (or your former spouse) used the property as a main home with the following exceptions. Exceptions. A period of non-qualified use doesn’t include: Any portion of the 5-year period ending on the date of the sale or exchange after the last date you (or your spouse) use the property as a main home;
Make a decision and move on. Never try to make the last penny. The level of appreciation is not repeatable. Look at how much housing appreciated now vs history when there were double digits inflation.
但是也要考虑机会成本吧。如果房子里的equity也不少,比如卖掉到手100万,搁银行每或者投大盘也差不多一年5-10%。 如果不卖,房子现在还每年能涨5%-10%吗, 还没了免税的优惠,还得伺候房子租客。。。 我也正在面临同样选择,虽然因为懒决定不卖继续出租,但我觉得我这个决定并不financially the best decision.
研究了一下,这个Exception的5-year period是卖房之前五年,还是从卖房之前持有全部年份按五年一个时间段来计算porpotion? Before taking into account the rental property, you must first see if you qualify to exclude all or part of any gain from the sale of your main home. Your main home is the one in which you live most of the time. Ownership and Use Tests To claim the exclusion, you must meet the ownership and use tests. This means that during the 5-year period ending on the date of the sale, you must have: Owned the home for at least two years (the ownership test) Lived in the home as your main home for at least two years (the use test) Periods of Non-qualified Use In most cases, gain from the sale or exchange of your main home will not qualify for the exclusion to the extent that the gains are allocated to periods of non-qualified use. Non-qualified use is any period after 2008 during which neither you nor your spouse (or your former spouse) used the property as a main home with the following exceptions. Exceptions. A period of non-qualified use doesn’t include: Any portion of the 5-year period ending on the date of the sale or exchange after the last date you (or your spouse) use the property as a main home;
楼主,你对现在的rental market 有了解吗。卖不卖不是一拍脑袋和屁股的决定。现在因为惜售的房主很多,不舍得卖就招租,导致市场上待租的single family house 很多,而信用好能掏得起house 租金的优质租客并没有增加,结果就是房子比以前难招租,房主急了降租降条件,会引来垃圾租客。如果租客耍赖不交租,还毁房子,要启动eviction ,那时分分钟你肠子会悔绿了 所以劝你别找麻烦,买房享受免税capital gain。拿这笔钱买新房,只要少贷款利率高对你也不会太大影响
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利率有可能降,房价是涨还是跌就不好说了
那是延期交税不是免税
🛋️ 沙发板凳
太折腾了
同意这个。美国和国内不太一样,管理房子太麻烦了,不值当的
这样好像不可行的
5年以内住满2年就可以。
请教为什么不可行呢?
出租两年半再看情况
不行, 除非你五年后卖。 只出租三年, 再两年自住。
不行,2009年有新法案,自住转出租超过三年再自住,capital gain要按自住和出租时间prorate,自住部分免税(25/50万限额),出租部分不免税
譬如出租了十年,然后自住两年,总共capital gain 八十万,这个怎么算?
新买的房子, 利率高, 如果可能, 全现金买, 或者做 7yrs arm
我也想买。但想到利率那么高房产税那么高就懒得买了。钱放股市一年还能赚很多呢
还有这种傻逼规定?这样的话长期出租房真的就永远上不了市了。你出租的时间越长约不卖。这不会造成房屋短缺吧。
假设你像楼主那样先自住了三年,出租十年再自住两年,capital gain八十万,免税部分 (3+2)/(3 + 10 + 2)= 1/3,26.67万,不免税部分2/3,53.33万
如果没有先自住,买来就出租十年再自住两年,免税部分就是2/12,不免税部分10/12
这种算法是基于2009年的新法,如果你这时间跨度在2009年之前,那就更麻烦了
怎么会住房短缺呢?出租房又不是空着。难道不是有人住着吗?
要按实际自住年数比例来税的
lz提了现利率7%多,说明要贷款啊
研究了一下,这个Exception的5-year period是卖房之前五年,还是从卖房之前持有全部年份按五年一个时间段来计算porpotion?
Before taking into account the rental property, you must first see if you qualify to exclude all or part of any gain from the sale of your main home. Your main home is the one in which you live most of the time. Ownership and Use Tests To claim the exclusion, you must meet the ownership and use tests. This means that during the 5-year period ending on the date of the sale, you must have: Owned the home for at least two years (the ownership test) Lived in the home as your main home for at least two years (the use test) Periods of Non-qualified Use In most cases, gain from the sale or exchange of your main home will not qualify for the exclusion to the extent that the gains are allocated to periods of non-qualified use. Non-qualified use is any period after 2008 during which neither you nor your spouse (or your former spouse) used the property as a main home with the following exceptions. Exceptions. A period of non-qualified use doesn’t include: Any portion of the 5-year period ending on the date of the sale or exchange after the last date you (or your spouse) use the property as a main home;
有可能。不过我发现,现在新房子也很少,是不是因为利率太高builder都建不起房子了?builder建房也得贷款吧?
我这新房卖得很快,因为开发商会直接给几万的credit,可以用来还贷
旧房就只能直接降价,从旧房的价格来看,价格的确已经回落到疫情之前了
一个破出租房 还不够操心的 卖掉然后全款买新房 搞不懂为啥那么多人喜欢弄出租房 估计工作实在太闲了
人和人不一样啊,好多人不怕麻烦,有的人还喜欢麻烦享受麻烦呢。就像爬山跑马拉一样,有的人嫌累,有的人就是享受那个累。
哪里的房子已经回到疫情前了啊,看到的都是居高不下需要加价
出租房是否省力,全看自己有没有可靠的Handyman
虽然的确没啥赚的,反正我觉着比在股票上亏掉合算
美西小城,大概是没加州的人流了吧
股票定投大盘不乱折腾的话肯定赚钱,股市是美国的基石。好多人股票亏钱是因为手欠瞎折腾,比如我。投资房子的一个巨大优势是买卖房子很麻烦,手欠的人也得长期持有,所以一般都是赚钱的。
Interesting
又一个不懂装懂的
可以多观望一下,现在房子在美国宏观经济来说,目前升值率不太大,而且现在美国都在降息。如果考虑居住的话倒是可以购买,不考虑的话,赚取利润还是其他的理财或者基金这些要好一些
我的理解是,新税法特别苛刻。先住3年,出租10年,再住2年卖,免税的只有最后两年, 2/(3+10+2)* 50 万 = 6.6667 万美元
我们这新房子卖的更快,据说开发商给credit,或者利率低,之前外面不买点是7左右,开发商可以给到4.x
南加从来没有回到疫情💰的说法。疫情一来,才开始几个月有个小小dip, 然后猛涨到2022年5月。后来向下调了一些,前几个月又回到2022年顶峰,现在又涨了下面,超过2022年顶峰有5%。
银行降息三次希望渺茫,这个月突然就慢了很多。
👍
我觉得有一个因素大家都没有考虑,就是房子未来几年或者十几年是不是会一直增值。我有一个房子就是之前某个最高点没卖,出租了一阵,后来卖的时候比最高点少了10来万。当然如果hold到现在又比最高点高了,但是谁也不知道什么时候需要钱,还有当房价开始跌的时候,能不能一直hold住。
我觉得慢了点也可能是购买的需求得到了一部分释放,而且现在return to office,不比疫情期间都往这边搬。我已经知道有人家要搬回湾区了,本来也很铁齿,但是公司裁员收缩,现在心里也没底。
这就不合理了吧
那要是涨了150万,1/3免税是50的1/3 还是150万的1/3?
Capital gain 的1/3,再跟 50/25 万比
是50万的 1/3
反正我们这破村里没回落,房源少,挂出来的二手房有些还是在疫情期间最高点加价抢的,然后继续加价卖,有些几十年的老破小也是按疫情期间最高价再加价挂,但也没什么傻子再加价bid了,就僵持不下,回落到疫情前怕是也不太可能
在哪里呢
我也正在面临同样选择,虽然因为懒决定不卖继续出租,但我觉得我这个决定并不financially the best decision.
我也是最近考虑这个想得很多,可能真的不是最好的投资,只不过现在找公司管理不费劲,懒得动了。
出租房最后算capital gain的时候,IRS还要考虑你每年的折旧,算起来最后被税的部分还挺多的。
不是这样的, 老黄历是这样的,但是现在的新黄历不是这样的.
那如果一开始自住了2年 再出租3年 卖掉,capital gain可以免税吗?
亚利桑那也是差不多的pattern
那么多人有出租房当然是有原因的呀。 我的出租房是上学的时候买的,工作以后换房,这个上学的时候买的房子当时如果出手的话不光损失down payment可能还要往里填钱,等于当时就砸手里了。无奈之下只有出租,结果碰到了非常稳定的租客,一晃十几年他帮我把房子供清了,而且房价熬过了低谷还翻倍了。 和股市比起来,我投入资金少,也就是down payment那几万块,十几年前的这些downpayment放进股市,到现在应该是四倍了,和我这个房子比起来,收益也只有一半甚至更少。这就是常说的房子有杠杆效应,但是也是一个漫长的过程。
生活品质更重要,否则没有冤大头
好租客啊
im in the exactly same boat as you lol
谁跟你说的?还27个点赞,都想挑战IRS吗?
谢谢解释出租房卖房税务问题
IRS 怎么知道我们住没住3年啊
没看懂
抓住求问:如果先自住,再出租,然后卖掉房子,是否也需要prorate呢?
哪的旧房降到疫情以前的价格了?!!
千万不要和联邦政府尤其是irs耍滑头,后果很严重
IRS真想查你很容易,你贷款利息和房屋保险是不是要抵扣?所以IRS会有你名下的房产地址。你的租客也报税,IRS也有他们的primary residence的地址。傻子也能看出来是怎么回事吧?何况IRS这个专业找茬的。
天啊 你没报过税吗?