| Whether
you buy a single-family house, townhouse, condo, or a boat containing
sleeping, eating, and toilet facilities, it may open the door
to new tax savings. The Massachusetts Society of CPAs explains
some of the tax breaks associated with homeownership (specifically
for your primary or second residence), making "Home Sweet
Home" seem just a little sweeter for homebuyers.
Home
Mortgage Interest And Points Provide The Big Payoff - The biggest
tax savings available to the majority of homeowners come from
mortgage interest. Each year, taxpayers who itemize can deduct
interest paid on up to $1 million in mortgage debt incurred.
In addition, the interest you pay on up to $100,000 of home
equity debt is also fully deductible, regardless of how you
use the funds. Even late-payment fees assessed by your lender
are deductible. Keep in mind that these tax deductions and certain
other itemized deductions are phased out for some high-income
taxpayers.
If
you paid $600 or more in mortgage interest during the year,
you should receive Form 1098, Mortgage Interest Statement. Box
1 on the statement shows the total interest paid on your mortgage
during the year and should reflect the interest you paid at
settlement. If it does not, add the amount of mortgage interest
from your settlement statement to the amount shown on Form 1098,
report the total on Schedule A, and attach a note to your return
explaining the
difference.
The amount shown in Box 2 on Form 1098 represents the amount
of points paid. The term "points" is used to describe
certain charges you pay to the lender upon taking out the loan.
Each point is equal to 1% of the loan's value and is treated
as prepaid interest under the tax law. In most cases, points
charged for the acquisition of a personal residence are fully
deductible by the buyer in the year they are paid, regardless
of whether the buyer or seller paid the points.
Property Taxes Are Fully Deductible - While real estate taxes
can add substantially to your monthly mortgage payment, the
amount you pay to local and state authorities (for the right
to own and use a home) is fully deductible, subject to high-income
phase-out rules. Many lenders include in monthly statements
an amount placed in escrow for real estate taxes. Your deduction
for real estate taxes is equal to the amount the lender actually
paid from escrow to the taxing authority. Add to this, the amount
paid or subtract the amount credited as indicated in the "settlement
sheet" given to you when you purchased or sold your home.
Be aware that this amount may be more or less than what you
contributed to escrow during the year.
Additional Tax Breaks Available For Selling - If you've just
bought your home, selling it may be the farthest thought from
your mind right now. However, it's nice to know that, when it
comes time to sell, there's another great tax break awaiting
you. You can exclude up to $500,000 in gains from the sale of
your home if you're married and file jointly ($250,000 for single
taxpayers and married taxpayers filing separately), provided
that you have owned and resided in the home as your principal
residence for at least two of the prior five years before the
sale. There are, however, conditions when some of the gain may
be excluded even though you did not comply with the two-year
ownership and use.
Finally,
we recommend to homeowners to keep accurate records documenting
improvements and additions made to their homes. That's because
the costs of certain home improvements and added items can be
used to offset capital gains realized on the sale of your home.
If
you are not sure what records to keep or what qualifies as an
improvement or addition, call us.
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