Sammamish, 3 Bed Condo
Best Location You Could Ask For!
Gorgeous 3 bed condo in coveted Cameray!
Stunning updates including flooring, SS appliances, cabinets, EE heating and A/C! Enjoy this corner lot nestled on large open field with patio. Top rated schools just minutes away. Walking trails and parks surrounding. Amenities include gym, outdoor pool, hot tub, guest house and more! Pets welcome! Huge master bedroom with W-I closet and ensuite bath, W-I pantry, laundry room, and garage! No rental cap!!!
Would you be willing to put off the sale of your home for 2 years in order to be able to reinvest your proceeds and defer taxes on your sale?
Here is an example of a client we are working with right now:
Our client has a highly appreciated home, wants to defer taxes on the sale of their home and still be able to claim the Section 121 exclusion.
· Client paid $198,000 for their Sammamish home in 1989.
· Client invested $143,500 in improvements over the years and has the receipts:
New Kitchen, New master bath, new roof, new guest bath, added a fence, 2 decks, created a closet in the attic off the master bedroom, added a patio off the front porch
· Client’s house value today about $1,650,000.
· If they sold it, they would likely have to pay capital gains tax of about $135,800 as follows:
Sales Price: $ 1,650,000
Cost of Sale: $ 132,000
Purchase Price: $ 198,000
Improvements: $ 143,500
Gain on Sale $1,176,500
Section 121 Excl $ 500,000 (married filing jointly)
Taxable Gain $ 676,500
Cap Gains Rate: 20%
Tax on Sale: $ 135,300
Last year they bought a home in Florida for $579,000 that they hope to retire to someday, but for now, are renting the home to cover the costs.
When they decide to retire, they plan to:
1. Move into their Florida rental house and make it their new primary residence.
2. Convert their Sammamish house into a rental property for at least 2 tax seasons.
3. After 2 years of rental, but before 3 years of rental, sell the Sammamish house using a Section 1031 exchange.
4. Claim the Section 121 exemption on the sale of the Sammamish house and use that $500k to pay off their loan on the Florida house.
5. Use the 1031 exchange on their sale to roll the remaining proceeds into a Delaware Statutory Trust so it would continue as investment property for them.
After all that, they hope to end up with:
· A Florida home free and clear of all debts;
· About a $919,000 investment in a DST (currently yielding about 5% cash on cash).
Look at the attached chart below to see an example they used to make their decision. It’s a side-by-side comparison for them showing the difference between Selling now and paying the taxes vs converting to an investment property and then exchanging into a DST in about 2 years.
Example of Sammamish client transition to DST.
