注意这时的 depreciation recapture(Unrecaptured Section 1250 Gain) 是14万, long term capital gain是11万,而个人财产与不动产没分开前这两者分别是15万和10万。 由于 long term capital gain 比Unrecaptured Section 1250 Gain 在税率上更有利,把个人财产分开实际上是把个人财产(这里是1万)的未来税率从税收不利的收入(Unrecaptured Section 1250 Gain)转换成了税收有利的收入(long term capital gain)。
Not true. Depreciation is a cost RECOVERY mechnism . it is not
just tax defer,
it is cost recovery through useful years. Those assets are capital assets, those are tools that generate income for investor. Income tax is based on NETincome, which means what you invested should be removed from consideration when they taxed.
That is why in the upper post the recapture calculation doesn't make any sense,
The intention of recapture is to target those ACCELERATED part of depreciation. Those excessive depreciation they ever used to offset ordinary income (which maybe in high marginal tax bracket )
Most time we used the term "Depreciation Recapture" too broadly
The term "Depreciation Recapture" was abused in some way. we may mean three things:
1. "Unrecaptured Sec. 1250 gain", which is the depreciation recapture for Real Property - tax rate up to 25%
2. "Sec. 1245 recapture", which is the depreciation recapture for personal property - ordinary income rate
3. The thing you mentioned "Depreciation Deducted Under an Accelerated Method Exceeding Straight-line Method", mostly used for land improvements - ordinary income rate
I suggest you look at this article, it is easy to understand:
美国税法将出租房产分为不动产(Real Property)和个人财产(Personal Property)。
不动产的折旧期比较长,民宅地产是27.5年,商业地产为39年。
个人财产的折旧期比较短,通常为3~7年。目前甚至可以用100% bonus depreciation在一年内一次性全部减掉。
将个人财产与不动产分开有两项好处:
1)可以加快折旧速度。
2)可以将未来税收上不利的收入转化为税收上有利的收入
这第一条是显而易见的,这里不多啰嗦,否则我真成了个多嘴的老嫲子了。
本文的重点是看能否把第二条给解释清楚。
首先友善地提醒大家:税法既枯燥又难懂,对大多数人来说,具体细节不知道也罢,你只需要知道结论就行了。就如同如果你觉得一个店的蛋糕好吃,那你只需要记住那个店的位置下一次再去吃就得了,没必要知道蛋糕为什么好吃,除非你自己想学着做。
我希望您记住这样的结论:应该尽可能多的将个人财产从不动产中分开出来, 这样做好处是大大的!并且持有房产的时间越长,这个好处越发明显。
对绝大多数不好奇的同学来说,您读到这里就足够了,歇着吧,再读下去可能既劳神又无益。
下面是写给那些少数好奇的同学,看看我有没有本事把第二条给解释清楚。
不动产和个人财产在持有过程中每年都必须要进行折旧(除非已折旧完),用以抵消租金利润和其他被动收入,但在房产被卖掉的时候,被折旧掉的需要被追补回来,这个被称为depreciation recapture。
但不动产和个人财产被追补回来的折旧税率是不同的:不动产的追补(Unrecaptured Section 1250 Gain)税率是普通收入税率但不超过25%;个人财产的追补(Section 1245 Depreciation Recapture)税率跟普通收入完全一样。
被追补回的数额是被折旧掉的数额和资产卖价两者中最小的,也就是说,损失是不需要被追补回来的。
比如说一项资产(不动产或个人财产)买时的价格是5万,并且5万已经被完全折旧掉,只有在卖价不低于5万的时候(5万或以上),全部被折旧掉的5万才需要被完全追补回来;而如果卖价低于5万,也就是有损失的时候, 比如卖价只有3万,那只需要追补3万。
由于个人财产在被卖掉时基本没什么价值了,甚至价值是0了,所以被追补回来的税很少甚至为0。
我们不妨用个例子来方便说明。
张三买了一个20万的房子(包括1万的个人财产),土地价值5万,28年后可以被折旧的资产15万已完全被折旧掉,卖价是30万。
一.个人财产与不动产不分开
卖房后:
注意 depreciation recapture(Unrecaptured Section 1250 Gain) 是15万, long term capital gain是10万。
二.个人财产与不动产分开
但如果把1万个人财产从房产中剥离出来,现在就有两种财产需要跟踪了:不动产买价是19万,个人财产买价是1万。
我们需要把卖价的30万分给不动产和个人财产。
A.由于个人财产在多年后价值基本为0了,并且设定个人财产价值为0在税收上也最有利,所以大多情况下我们会设定个人财产卖价为0,这样所有卖价的30万就全部分给不动产部分了:
注意这时的 depreciation recapture(Unrecaptured Section 1250 Gain) 是14万, long term capital gain是11万,而个人财产与不动产没分开前这两者分别是15万和10万。 由于 long term capital gain 比Unrecaptured Section 1250 Gain 在税率上更有利,把个人财产分开实际上是把个人财产(这里是1万)的未来税率从税收不利的收入(Unrecaptured Section 1250 Gain)转换成了税收有利的收入(long term capital gain)。
B.如果我们不把个人财产卖时的价值设为0,而是0.1万,那么情况就变成这样了:
注意个人财产 depreciation recapture(Section 1245 Depreciation Recapture)的0.1万变成了普通收入,税收上更不利了,所以卖时把个人财产的价格设为零最好。
三. 结语
没看明白的同学请举手!我看到了,几乎所有人都举手了。您如果没看明白不怨您,也不能怨我,只能怪国会的老爷子老嬷嬷们制定的混账税法,故意让人搞不懂。
总之,您看不明白也没关系,只要把结论记住就行了,我再重复一遍:报税时不要偷懒,应该尽可能多的将个人财产从不动产中分开出来,这样做好处是大大的!
写这玩意跟写天书似的,写的人累,看得人也累,我只能对您说声抱歉!
作者:建宁 2021/11/19 (转载须经作者本人同意)
冰箱炉头洗衣机?公寓楼花的升级项目,房价之外另外多付的比如升级的地板,大理石台面,中央岛,洗手间壁柜,窗帘,都能算吗?
实际上这篇文章是为我下一篇 Cost Segregation做铺垫的, 需要专门人士来做。
更详细的要做cost segregation.
我也是学习。 当然物业持有时间短不见得正确, 物业持有时间长没什么坏处
因为大多数人用的都是直线折旧。你可以看看
pub 946,
pub 544
我问过我的cpa,他说要分的话需要做 cost segregation study , 不是自己就可以claim的,要让有资质的人做,一般是commercial的才做我的小破sfh房子不值得折腾,就算了吧……
depreciation 只是延税, 而不是免税, 只要知道这一点, 您的论断可能就站不住脚了。
简单的cost segregation 自己也是可以做的,
我按照我的hourly rate 除一下,看看值不值得做。根据下面的这个文章,一个合格的study要包含的要素不少。便宜房子不值得折腾。而且有可能增加audit的机会。 https://www.biggerpockets.com/blog/2015-04-26-cost-segregation-increase-annual-depreciation-save-money#what-is-a-cost-segregation-study?
如果税法不变的话。
唯有一个例外, 如果你一年有大额long term capital gains, 那部分税率会达到23.8%。
just tax defer,
it is cost recovery through useful years. Those assets are capital assets, those are tools that generate income for investor. Income tax is based on NETincome, which means what you invested should be removed from consideration when they taxed.
That is why in the upper post the recapture calculation doesn't make any sense,
The intention of recapture is to target those ACCELERATED part of depreciation. Those excessive depreciation they ever used to offset ordinary income (which maybe in high marginal tax bracket )
The term "Depreciation Recapture" was abused in some way. we may mean three things:
1. "Unrecaptured Sec. 1250 gain", which is the depreciation recapture for Real Property - tax rate up to 25%
2. "Sec. 1245 recapture", which is the depreciation recapture for personal property - ordinary income rate
3. The thing you mentioned "Depreciation Deducted Under an Accelerated Method Exceeding Straight-line Method", mostly used for land improvements - ordinary income rate
I suggest you look at this article, it is easy to understand:
Depreciation Recapture Madness - Lindsay & Brownell (lindsayandbrownell.com)
What I mentioned in the articles are still true though I did not include the case you mentioned.