Selling a rental property falls under different taxation rules than the sale of your primary home. When you sell a rental property, it is considered the sale of a business asset and is treated differently. You must report the sale to the IRS, and it is important to know what to report and where to report it.
What to Report
The sale of a rental property is considered the sale of an investment or business asset. It is treated much like the sale of stocks, ETFs, or business equipment. You must pay capital gains taxes on the sale of the property.
You must report two types of income gains from the sale of your property. The first is capital gains from the actual sale. To calculate this, you must determine the cost or basis of the property at the time you purchased it. Then you must subtract this from the sale price. You can deduct any expenses for improvements and depreciation of certain items from the amount owed. In some cases, you might have lost money and will record a capital loss.
Another item you will need to report is depreciation recapture. When you owned the property, you received the benefit of depreciation. This allowed you to spread the costs of purchasing or improving the property over its useful life. Depreciation allowed you to reduce your tax burden in previous years. When you sell the property, you must repay this benefit. Depreciation recapture is typically taxed at 25%.
Where to Report Gains or Losses
Knowing where to report the capital gains or losses on your rental property might not be as straightforward as with other types of income. You have several choices of where to report capital gains and depreciation recapture from the sale of your rental property. You can report it on Form 4797, which is for the sale of business property. You can also use Form 8949, which is for the sale and other disposition of capital assets. You can also use Schedule D on Form 1040, which is for capital gains and losses. The form of the business determines which one applies to you. Some treat it as personal income, while others operate it as a separate business.
The rate at which capital gains and depreciation recapture will be taxed depends on your income tax bracket. The rate of taxation for capital gains also depends on whether you held the property for over or under a year. Short-term capital gains are taxed at a different rate than long-term ones. Short-term capital gains are assets that are held for less than a year. Long-term ones are held over a year.
Many factors determine the tax burden for the sale of a rental property and where to report it. Before you decide to sell, it is important to make sure you understand how it will affect your tax burden. It is always good advice to seek the help of a tax professional who specializes in business taxes to make sure that you reduce your burden as much as possible and make sure you have met all the reporting requirements.