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Updated over 6 years ago on . Most recent reply

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Carol Kotchek
  • Investor
  • Superior, CO
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1031 exchange what happens to the depreciation?

Carol Kotchek
  • Investor
  • Superior, CO
Posted

Hello All,

I'm executing a 1031 exchange in September. I am realizing  $300,000 from the sale ($100,000 profit). I'm planning on purchasing new property for around $270,000. That will leave me with $30,000 in "boot" which I'm assuming I will pay capital gains tax on. 

I have taken $40,000 in depreciation on the property I'm selling. Does anyone know what happens to that depreciation after I sell? Does it get folded into the cost basis of the new property? Do I have to pay taxes on any "depreciation recapture"? 

I've talked to a couple of CPA's about this and I'm getting conflicting answers. 

Thanks for your help.

Carol

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Dave Foster
#1 1031 Exchanges Contributor
  • Qualified Intermediary for 1031 Exchanges
  • St. Petersburg, FL
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Dave Foster
#1 1031 Exchanges Contributor
  • Qualified Intermediary for 1031 Exchanges
  • St. Petersburg, FL
Replied

Good morning all.  @Bob B. I was either channeling my inner @Steve Vaughan and taking a nap or driving through Kansas and MO with triple digits on the car thermometer -- the nap sounds better.

@Carol Kotchek, There's a couple different questions and answers in your scenario that keep it from being cut and dried.

1. In order to complete an exchange with full tax deferral you need to do two things - Purchase at least as much as your net sale (the contract price minus closing costs as @Mark Creason said).  Second you must use all of your net proceeds (the net sales price minus mortgage pay off) in the next purchase or purchases.  It's a little strange to digest but the IRS doesn't care how much profit you have they simply tell you that to avoid all tax you must purchase at least as much as your net sale and use all of the proceeds.

2. But what if you want to buy less (say your net sale was 300 and you wanted to buy for 270) or say you wanted to take cash out of the deal?  In that event the IRS says the the difference is the same as taking profit out whether it is actually taking cash out or buying less than what you sold so you have a smaller mortgage.  You pay tax on the difference but still shelter the remaining profit.  In your case if you sold for 300 and wanted to buy for 270 you would pay tax on the 30K difference but shelter the remaining $70K of profit.

3.  And if you do a partial exchange what is the boot taxed at?  There's not a firm convention on this.  I've always asked my accountant nicely (the closer to April 15 the nicer I am) if they'd treat the boot as capital gain since I was willing to take some profit out but wanted to still do an exchange so I could avoid depreciation recapture.  

4. And how is this figured and accounted for?  Like @Frank Chin said it can get complicated over the years.  Which is why every time you do a 1031 exchange your accountant files a form 8824 which takes the adjusted cost basis of your old property ( profit and depreciation) and carries it forward to the new property. With that 8824 you now have a new adjusted cost basis for the new property and depreciation, appreciation, capital expenses etc all start accumulating again from that point.

  • Dave Foster
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The 1031 Investor
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