The 2013 Tax Hike. How Real Estate Ownership Can Lessen The Blow.

By Troy Corman, www.t2realestate.com

We hear a lot these days about the fiscal cliff facing American taxpayers in 2013 if the Bush tax cuts expire. According to the Tax Policy Center, 88% of tax payers will see their taxes rise. The only folks who will escape the increasingly desperate hand of our federal government will be the elderly. If we don't reduce the ratio of our entitlement debt to GDP, financial experts like Bill Gross, expect the US government to continue to print money which will ultimately lead to inflation and a declining dollar. Believe it or not, the "Bond King" just recommended that investors buy "hard assets" and gold.

Hard assets include real estate. Raw land has long been considered a hedge against inflation. In fact, signs of inflation are here now as some agricultural land parcels in the midwest have recently sold at record prices. Those that own income-producing real estate may benefit doubly from inflation. Inflation means higher prices on rental rates, too. While rents rise, monthly mortgage payment amounts remain fixed. The result? Rental income increases. Net operating income increases. Property value increases.

Of course, you don't have to own multifamily properties to benefit. A single family rental home with 20% equity will net you roughly $10,000 worth of tax deductions. If you're in the 25% tax bracket, that's an extra $2,500 in your pocket after taxes, instead of Uncle Sam's. Notable deductions would include property depreciation, mortgage interest, property taxes and any repairs.

You can also benefit just by owning your own home. Let's say you put 10% down on a $150,000 home. A mortgage at 3.5% on a $135,000 loan amount would result in a monthly payment of roughly $1,075 with insurance, property taxes, pmi and the monthly mortgage, all included. If the property taxes are at 2.5%, you could deduct $4,000 plus the mortgage interest of $5,069, or $9,069 in total deductions. That's an after-tax savings - money in your pocket - of $2,267 (25% tax bracket). Plus, you'll chip away $2,500 of what you owe on the home - instead of giving it to the landlord. Finally, if inflation sets in, a declining dollar should send your property value higher. Higher, baby!

The writing is on the wall. The Federal government will be forced at some point in the VERY NEAR future to either drastically raise taxes, continue to print money to pay on the debt, or a combination of both. Printing money is obviously the easier route for politicians. Inflation will likely be the result - it's the stealth tax most damaging to those with lower incomes and the middle class. The time to prepare, is now.

Troy Corman is the founder of t2 Real Estate LLC, a Dallas real estate firm providing specialized knowledge with a hands-on approach. Specialties include residential real estate brokerage, land and acreage, and commercial real estate services. Contact us today at 214.827.1200 if you need to sell, buy or get your DFW property leased.

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The Tax Advantages of Using a Vacation Home as a Part-time Rental Home.

By Troy Corman, www.t2realestate.com

If you rent out your vacation home less than 14 days a year, the rental income is tax-free!

With the record low interest rate environment, expected hyper-inflation, and uncertain stock market, the well-heeled are increasingly turning to real estate as an investment that they can use and enjoy. Whether it's a high-rise condo, a resort property, or a modest home in small-town USA, renting your vacation home on a partial basis can help offset acquisition expenses and in some cases, reduce taxes on your ordinary income.

Renting out your home less than 14 days means it's still considered a personal residence and you can put the rental cash in your pocket, tax-free. Hello, resort area property owners!

If you rent out your second home more than 14 days a year, you must report ALL rental income. Your rental expenses are deducted according to the percentage of time the home was used as a rental property. For instance, if you used the home for your personal use for 30 days out of the year, and you rented it out for 100 days, divide the 100 days rented by 130 days (total days home was used). This results in 77% for rental use, so you would be able to deduct 77% of depreciation, mortgage interest, insurance premiums, utilities and repairs as rental expenses. Also, 100% of property management expenses would be deductible.

Another great advantage of real estate is the ability to deduct up to $25,000 in real estate losses against your rental income and ordinary income. If you're a Real Estate Professional, or Realtor, this cap is unlimited. However, to qualify for the passive activity loss, your AGI, or adjusted gross income would have to be below $100,000. In addition, the passive activity loss phases out progressively for those with incomes between $100,000 and $150,000 a year. Also, if you use the home for more than 14 days a year, or more than 10% of the total number of days it's rented - whichever is more, the $25,000 passive activity loss doesn't apply, as the home is then considered a personal residence.

If you know anyone looking to buy or sell a vacation home in Dallas - Fort Worth, I'd love to help. You can reach me at 214-690-9682.

Troy Corman is the founder of t2 Real Estate LLC, a Dallas real estate firm providing specialized knowledge with a hands-on approach. Specialties include residential real estate brokerage, land and acreage, and commercial real estate services. Contact us today at 214.827.1200 if you need to sell, buy or get your DFW property leased.

• Connect with Troy Corman on facebook at http://www.facebook.com/troy.corman
• Follow Troy Corman on twitter at https://twitter.com/#!/troycorman
• Reach Troy Corman at his google+ page