- Nov 19, 2001
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Originally posted by: Squisher
Dearest CPAs:
I have tax question, yet not really an income tax filing question, but I thought I'd ask it in this thread rather than starting a new one.
My wife is a co-owner (with rights of survivorship) along with my mother-in-law of a house (maybe $300K). She would like to be taken off the deed and have her brother installed as co-owner.
I didn't have a problem with it yet the thought occurred to me that this could be considered as a gift and we my be responsible for gift taxes as such.
Am I off base here?
I definitely see this as a gift, but it's not going to be taxable to her because she gets a one million dollar lifetime exclusion. Problem with that, though, is that amount can come back to bite her when she dies and her estate is "gifted" out.
Quick little bit of research pulled up this:
Gifts Subject to the Gift Tax
The following gifts are considered to be taxable gifts (when they exceed the annual gift exclusion amount, which is $11,000 in 2005). Remember: Taxable gifts count as part of the $1,000,000 you are allowed to give away during your lifetime, before you must pay the gift tax.
Adding a joint tenant to real estate. This transaction becomes a taxable gift if the new joint tenant has the right under state law to sever his interest in the joint tenancy and receive half of the property. Note that the recipient only needs to have the right to do so for the transaction to be considered a gift.
Her gift , though, is based on her basis (purchase price + additions), NOT what the current value of the home is. The brother will have to pay gains tax if he sells his interest down the road (selling price - basis).
Last thing, if your mom uses the lifetime exclusion to shield the gift from taxes, she will need to fill out form 709.
Oh, and last, last thing - this was definitely a good tax question that belongs in this thread.