Q&A: Loans, taxes and home sales

Dear Liz: You recently answered a question about determining home sale profits for a widow. My question is how you calculate taxes when there’s a loan in the mix. For instance, when I bought my home, I took out a mortgage. Subsequently, I took out a second mortgage to pay for a pool and landscaping. I also refinanced several times, but never took a mortgage with cash out. Please advise me how to calculate my cost basis given these loans. Of course, you can broaden your response to include other loan scenarios and how they play into cost basis.

Answer: This will be a short answer, because they don’t. What you owe the mortgage lender(s) is typically irrelevant for calculating your capital gain.

Q&A: Figuring home-sale taxes

Dear Liz: My husband and I bought a home in Los Angeles in 1976 for $200,000. He died in 1992. The value of the house was at that time about $850,000. (I had it appraised.)

I want to sell the house now. The value is about $2 million. How much would be the stepped-up base for capital gain tax when I sell it?

Answer: In most states, only your husband’s half of the home would have gotten a new tax basis at his death. (A tax basis is used to determine potentially taxable profit.) In community property states such as California, however, both halves of a property get the step up in basis when one spouse dies.

You can add to your basis any commissions or fees paid to purchase the property and the cost of any additions or improvements. What you spent on maintenance and repairs doesn’t count. The improvement must add to the value of your home, prolong its useful life or adapt it to new uses to qualify, according to the IRS.

To figure your taxable profit, you’ll take the net amount you receive from the sale — the sale price minus any commissions or fees paid to sell the home — and subtract your basis from that. You can exempt up to $250,000 of the home sale profit, but you would pay long-term capital gains rates on the rest.

Let’s say you invested $150,000 in improvements over the years. That would be added to your $850,000 basis for a total adjusted basis of $1 million. Let’s also assume you pay $100,000 in commissions to sell your home, netting $1.9 million. Your $1 million basis would be subtracted from the $1.9 million, leaving you with a $900,000 home sale profit. Because $250,000 of that would be exempt, you would owe long-term capital gains tax on $650,000.

Friday’s need-to-know money news

Today’s top story: Credit basics you need to know. Also in the news: How a new homeowner bought a house in Vegas, 11 cheap date ideas, and what to do if your tax preparer can’t file your taxes by April 15th.

More Than Your Score: Credit Basics You Need to Know
You’re more than just a number.

How I Bought a Home in Las Vegas
One new homeowner’s story.

11 Cheap Date Ideas
Spend less without feeling like a cheapskate.

What to Do If Your Tax Preparer Can’t File Your Taxes by April 15
A look at extensions.





Tuesday’s need-to-know money news

Today’s top story: Home affordability watch: the priciest and cheapest time zones. Also in the news: 5 things you don’t have to pay a tax preparer to do, cheap flights to Hawaii, and the 10 cities most prepared for retirement’s financial realities.

Home Affordability Watch: Priciest and Cheapest Time Zones
NerdWallet crunches the numbers.

5 Things You Don’t Have to Pay a Tax Preparer to Do
You can handle these on your own.

Say Aloha: Southwest Flights to Hawaii Are Now on Sale
Time for a vacation?

The 10 cities where seniors are the most prepared for retirement’s financial realities
Did yours make the list?

Friday’s need-to-know money news

Today’s top story: 3 things that will change when you’re a homeowner. Also in the news: 3 times you can pay taxes with plastic and come out ahead, eight ways you can save money right now, and what happens if you default on a loan.

3 Things That Change When You’re a Homeowner
All you’ll think about is money.

3 Times You Can Pay Taxes With Plastic and Come Out Ahead
Build up your rewards.

Eight Ways You Can Save Money Right Now
Automate your savings.

What Happens if You Default on a Loan?
Don’t take it lightly.

Tuesday’s need-to-know money news

Today’s top story: How to resist online ads and keep your money. Also in the news: Avoiding a common student loan scam, a NerdWallet special report on home buyers, and why you should schedule an extra student loan payment on the day the interest is lowest.

How to Resist Online Ads and Keep Your Money
Fighting temptation.

She Fell for a Common Student Loan Scam. You Don’t Have To
Don’t get duped.

Recent Home Buyers Stretched, Future Hunters Optimistic
A NerdWallet special report.

Schedule an Extra Student Loan Payment on the Day the Interest Is Lowest
Make sure the payment is applied correctly.

Q&A: Cash is king when it comes to home improvements

Dear Liz: My husband and I are squabbling over how to pay for the pool we may get. We have a line of credit on the house, and rates are still low. I say we use that, make it part of the mortgage and pass the cost on to the next owner (assuming that, someday, we sell this house). He wants to pay cash, which seems insane to me. I don’t pay cash to buy a car — why wouldn’t I finance a pool?

Answer: You probably should pay cash for your cars. Borrowing money is usually advisable only when you’re buying something that can increase your wealth, such as an education that helps you make more money or a home that can appreciate in value. Paying interest to buy something that declines in value generally isn’t a great idea.

Whether a pool can add value to your home depends a lot on where you live. If pools aren’t common in your neighborhood, adding one may not add much if any value. A pool could even place you at a disadvantage by turning off potential buyers who might not want to deal with the hassle and expense of pool maintenance. Parents with young children also may shy away from pools because of the drowning risk.

Adding a pool could increase your home’s value if you live in a warm climate and most of your neighbors have pools. But even then, it’s unlikely that your pool will add as much value as it would cost to install. (Home improvements rarely result in a profit — even the best-considered upgrades typically cost more than the value they add.)

A reasonable compromise might be to finance half the cost and pay cash for the rest. You’ll still want to pay off the line of credit relatively quickly, though. Lines of credit typically have variable interest rates that can make this debt more expensive over time.

You won’t be passing on the cost to the next owner in any case. Any money you borrow against your home has to be paid off when you sell, reducing your net proceeds. That’s yet another reason not to borrow indiscriminately.

Wednesday’s need-to-know money news

Today’s top story: 3 colleges that help you handle student debt. Also in the news: How one couple purchased a home in Oakland, Marriott/SPG cards are getting a makeover, and how to get reimbursed for old medical expenses with your HSA.

3 Colleges That Help You Handle Student Debt
You’re not alone.

How I Bought a Home in Oakland
One couple’s story.

Bonjour, Bonvoy: Marriott, SPG Cards Getting New Names, Perks
New goodies.

Get Reimbursed for Years-Old Medical Expenses with Your HSA
No time limit on reimbursements.

Q&A: Watch out for scams when trying to dump a timeshare

Dear Liz: How do I get out of a timeshare contract? A few years back, we signed up for one that’s associated with a major hotel chain. Promises were implied but not kept. Since then, I continually receive notices from legal groups that say all laws favor the timeshare developer and that my kids will take over my debt unless I pay the attorney thousands of dollars to get out of the contract.

Do you know of legitimate ways to sever the ties? I know I will lose my investment but would rather be out of the contract “for eternity.”

Answer: Timeshares typically include “in perpetuity” clauses meant to keep owners on the hook indefinitely for annual maintenance fees and other charges.

That doesn’t mean their heirs have to be on the hook, however. Your kids can “disclaim” — essentially, refuse to inherit — the timeshare on your death, as long as you haven’t put their names on the deed.

If you’re not happy with your timeshare, though, consider getting rid of it before your death. Check to see if the developer will take it back or if you can sell it on a site such as RedWeek or Timeshare Users Group. Don’t expect to get much, if any, money out of the deal. In fact, you may have to pay a year or two of maintenance fees in advance as a sweetener. That could be a relatively small price to get out of what otherwise might be a lifetime obligation.

It’s unfortunate that most timeshares don’t offer a simpler way out for owners. The difficulty in getting rid of timeshares opens the door for all kinds of scams and shady behavior, with companies charging thousands of dollars and often not delivering the exit they promise.

Friday’s need-to-know money news

Today’s top story: How to save money on health care. Also in the news: How to work from anywhere like a boss, one person’s homebuying journey in Seattle, and why employers check your credit report.

How to Save Money on Health Care
The three questions you need to ask.

How to Work From Anywhere Like a Boss
Reliable wifi is key.

How I Bought a Home in Seattle
One person’s homebuying journey.

Why Employers Check Your Credit Report
Lookimg for financial distress markers.