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Ten Key Tax Facts about Home Sales

In most cases, gains from sales are taxable. But did you know that if you sell your home, you may not have to pay taxes? Here are ten facts to keep in mind if you sell your home this year.

  1. Exclusion of Gain.  You may be able to exclude part or all of the gain from the sale of your home. This rule may apply if you meet the eligibility test. Parts of the test involve your ownership and use of the home. You must have owned and used it as your main home for at least two out of the five years before the date of sale.
  2. Exceptions May Apply.  There are exceptions to the ownership, use and other rules. One exception applies to persons with a disability. Another applies to certain members of the military. That rule includes certain government and Peace Corps workers. For more on this topic, seePublication 523, Selling Your Home.
  3. Exclusion Limit.  The most gain you can exclude from tax is $250,000. This limit is $500,000 for joint returns. The Net Investment Income Tax will not apply to the excluded gain.
  4. May Not Need to Report Sale.  If the gain is not taxable, you may not need to report the sale to the IRS on your tax return.
  5. When You Must Report the Sale.  You must report the sale on your tax return if you can’t exclude all or part of the gain. You must report the sale if you choose not to claim the exclusion. That’s also true if you get Form 1099-S, Proceeds From Real Estate Transactions. If you report the sale, you should review the Questions and Answers on the Net Investment Income Taxon IRS.gov.
  6. Exclusion Frequency Limit.  Generally, you may exclude the gain from the sale of your main home only once every two years. Some exceptions may apply to this rule.
  7. Only a Main Home Qualifies.  If you own more than one home, you may only exclude the gain on the sale of your main home. Your main home usually is the home that you live in most of the time.
  8. First-time Homebuyer Credit.  If you claimed the first-time homebuyer credit when you bought the home, special rules apply to the sale. For more on those rules, see Publication 523.
  9. Home Sold at a Loss.  If you sell your main home at a loss, you can’t deduct the loss on your tax return.
  10. Report Your Address Change.  After you sell your home and move, update your address with the IRS. To do this, file Form 8822, Change of Address. You can find the address to send it to in the form’s instructions on page two. If you purchase health insurance through the Health Insurance Marketplace, you should also notify the Marketplace when you move out of the area covered by your current Marketplace plan.

Additional IRS Resources:

  • Publication 5152: Report changes to the Marketplace as they happen English | Spanish

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Special Healthcare Enrollment Period Extended to August 15

The recently enacted American Rescue Plan Act (ARPA) may help reduce health insurance costs for millions of Americans in 2021. The law expands the Premium Tax Credit from the Affordable Care Act, which can reduce the cost of insurance premiums. Some taxpayers who did not previously qualify for the credit are now eligible, while many current recipients will see an increase in their credit amount this year.

In order to claim the Premium Tax Credit, you must purchase health insurance through the ACA Insurance Marketplace, sometimes called the Exchange. You can access the Marketplace by visiting healthcare.gov. The new rules will enable many Americans to improve their health insurance plan, lower their premiums or both. To give people time to explore options, the 2021 ACA Special Enrollment Period (SEP) has been extended through August 15.

Ordinarily, the SEP is only available for people who experience a qualifying life event (such as a job change) or do not currently have insurance. However, the extended 2021 SEP also allows those who are already insured through the Marketplace to explore new coverage options.

The U.S. Department of Health and Human Services estimates that about one in four current ACA enrollees will benefit from shopping for a new plan. They may be able to get more comprehensive coverage for the same premiums they currently pay, or pay significantly lower premiums for their current level of coverage.

A professional tax advisor can help you determine whether you qualify for the Premium Tax Credit. If so, comparing insurance plans during the 2021 SEP could bring you substantial savings, or the peace of mind offered by more complete coverage.