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All Forum Posts by: Art Webb

Art Webb has started 14 posts and replied 41 times.

I understand that you could also keep your LLC and have it placed into your revocable trust without dissolving it. Allows more privacy and another layer of liability protection. I saw several articles via Google search by lawyers explaining this option.

Post: Real Estate Title Options w/Trust Down Payment

Art WebbPosted
  • Posts 43
  • Votes 7

I’m interested in giving my son a house downpayment gift via setting up a trust for him to use. How would the title be stated to keep the trust dollar downpayment investment protected from any future divorce settlement ?   Would title say the trust has a percentage or dollar amount of ownership ? Assume the DP would be considered separate property. Some have suggested a postnup to clearly document the downpayment is a gift and not part of community property.  Thanks for all comments !   Art

Recommend you read this article on trusts and step up basis.  It appears if you create a trust it would be a revocable trust to get step up basis.   Should probably consider having all in one or multiple LLCs if not already done or possibly S-Corp.

I’m a big fan of a YouTuber Attorney named Mark Kohler.  He is an attorney and CPA. Check out his many YouTube videos. Good luck !!   Art


Cost Basis Rules Clarified by IRS

By: Spencer M. Baxter, Esq.

JGB November 2023 Newsletter

In March of 2023 the Internal Revenue Service made Revenue Ruling 2023-2 clarifying their interpretation of Internal Revenue Code (IRC) § 1014 regarding irrevocable trust basis adjustment at death. This ruling focused specifically on irrevocable grantor trusts commonly referred to as Intentionally Defective Grantor Trusts (IDGT). An IDGT is a type of irrevocable trust that treats the grantor as the trust owner for income tax purposes (they pay the income taxes for the trust during their lifetime), but the assets contributed to the trust (a completed gift for tax purposes) are not included in the gross estate of the grantor at their death. It was previously believed that the use of an IDGT not only removed the trust assets from the decedent’s estate for estate tax purposes but also resulted in a basis adjustment to the fair market value of the trust assets on the decedent’s date of death. Although this was the first time the IRS formally focused on this issue, it is now clear that the IRS will disallow basis adjustment on assets held in an IDGT.

IRC § 1014

Internal Revenue Code § 1014 has been a long-standing tenant of the US tax code, dating back to the early 1930’s where it was formally classified under Section 811, Title 26 of the Internal Revenue Code. Through various iterations over time, IRC § 1014 now provides basis adjustment at death (sometimes also known as a step-up in basis) and can be very effective at reducing capital gain taxes after the death of the property owner. The effectiveness of § 1014 depends on the titling/coordination of the decedent’s assets prior to their death. To receive basis adjustment at death the asset must qualify as part of the decedent’s taxable estate and also qualify as either a bequest, a devise or pass by inheritance.

Basics Of Cost Basis

To further understand basis adjustment at death, we should first explore asset basis treatment during an owner’s lifetime. If person X purchased 50 shares of stock at a price of $10.00 per share, their cost basis is $10.00 per share. If X later sold these shares for $25.00, they would subtract the original cost basis ($10.00) from the new sales price ($25.00) to establish the taxable capital gain ($15.00) on the stock sale. Simply put, the smaller the variance between the basis and the sales price of an asset, the less capital gains taxes are due from the sale.

If X passed away after their initial stock purchase and named person B as a beneficiary in their Last Will and Testament, B’s new inherited stock basis would be the stock fair market value on X’s date of death. The stock transfer at X’s death qualifies as a bequest under IRC § 1014 and thus qualifies for basis adjustment to the new fair market value at X’s death. If the value of the stock on X’s date of death was $50.00 per share (the new basis) and B later sold the stock for $50.00 per share, no capital gains would be due as a result of the § 1014 stepped-up basis adjustment.

Revocable Living Trust Basis Treatment

If we were to change the example and instead have X owning the stock shares in the name of their Revocable Living Trust (RLT), the same stepped-up basis adjustment would occur at X’s death. Assets titled in the name of X’s RLT qualify for basis adjustment because an asset transfer from a RLT is considered a § 1014 “bequest” and RLT assets are still considered part of X’s taxable estate. It should be noted that basis adjustment does not apply to stocks held within other Qualified Retirement vehicles like Annuities, IRAs or 401(k) accounts.

During RLT administration (after the death of the grantor), it is common for Trustees to liquidate/convert stocks or other capital assets shortly after the death of the grantor. Expediting the liquidation of RLT assets often minimizes capital gain taxes and results in smoother distributions to beneficiaries. Trustees should always consult with their financial advisor, accountant, and attorney before making the decision to quickly liquidate trust assets.

While basis adjustment may seem rather self-evident, appropriately navigating the particular tax nuances often requires a seasoned practitioner. Many people have attempted (and failed) to outwit the IRS on this matter. For example, IRC § 1014(e) specifically denies basis adjustment on property that is gifted during the one-year period prior to the decedent’s death, that is then reacquired by the original individual who transferred the property. In essence, you cannot simply transfer property to a dying person who then leaves it back to the taxpayer/original owner to leverage a basis adjustment to the date of death value.

Do I Have To Changes My Trust?

To be very clear, Revenue Ruling 2023-2 does not impact those utilizing Revocable Living Trusts. The firm has received numerous questions from clients over the last year regarding this Revenue Ruling, and unless you have an Intentionally Defective Grantor Trust as part of your estate plan, you should not be concerned with the Revenue Ruling discussed. With that said, vigilance is still necessary to stay abreast of current and future legal changes likely to impact your estate plan. In just the last few years we have seen two separate legislative adjustments to the treatment of Inherited IRAs (Secure Act and Secure Act 2.0). Furthermore, with the expiration of increased estate tax exclusions contained in the Tax Cuts and Jobs Act, in 2026 we could see a dramatic reduction of the federal estate tax exclusion by more than fifty percent. If you have not taken the time to recently review your estate plan with your respective attorney, there is no time like the present to do so.

For instance if set up a trust for my son and funded it with cash and he applied 20% or 25% downpayment from the trust to a house would the home’s title reflect 20% ownership by the trust and 80% ownership by he and his wife ?  In a possible divorce later would the original $20K or a 20% house value be considered separate property and not subject to community property division ? thanks !   Arr

I’m interested in giving my son a house downpayment via setting up a trust for him to use. How would the title be stated to keep the trust dollar downpayment investment protected from any future divorce settlement ? Assume the DP would be considered separate property. Thank for all comments. Art

I’m interested in giving my son a house downpayment via setting up a trust for him to use.  How would the title be stated to keep the trust dollar downpayment investment protected from any future divorce settlement ?  Assume the DP would be considered separate property. Thank for all comments.   Art

Quote from @John Mausteller:

 Where in OBX are you leaving?  Have you sold your home there yet? 


 Corolla. Currently working with Realtor.

Quote from @Melissa Garcia:

You’re correct that Lake Conroe is more 2-3 night weekend stays, as well as seasonal. Thats not to say you cant be highly profitable. Dont cheap out when it comes to updates, decor/furniture & pictures. But of course make sure to do your research and see what other places that are realistic in comparison to yours are booking for. Out of curiosity, what neighborhood is it in? Make sure the HOAs allow it as well. Walden has some sections that do and some that don’t so that can be tricky. Make sure you’re working with a good realtor who knows what they are doing. If you need a recommendation I’d be happy to refer you to mine.

Kingston Cove Lane

Hello all. Looking for some advice from several investors or agents on STR demand at Lake Conroe, TX. Currently looking at a 3 BR/2BA waterfront condo listed at $300K. HOA $409. 1780 sf. No boat docks included. Recent May 22 comp for 3BR same building was $280K. I would be buying as part of a 1031 exchange and probably investing $100k to $150k as DP. Same building has a 2BR/2BA for $230K HOA $315. 1188 sf.

What's your thoughts on pricing and potential rental income for the above ? I'm leaving an OBX North Carolina area where we only due 7 night rentals from May thru Sept each year and stay 100% occupied one block from beach. I'm worried that Lake Conroe may only be 2-3 night weekend rentals and rental income may fall short of PITI. Thanks for your comments !

I'm considering selling my rental (in my name only) via 1031 exchange and buying my replacement property in a single member LLC for asset protection purposes. Can I do this ? Any hidden issues ? Upon death does my wife receive the LLC property at a stepped up basis as if it had not been placed into a LLC ? Thanks all ! Art