Determine Cost Basis for Capital Gains Tax When Selling Your Home

When calculating how much your home has increased in value, you have to identify its COST BASIS - meaning anything and everything that you spent to pay for the product. The IRS defines a capital improvement as a home improvement that adds market value to the home, prolongs its useful life or adapts it to new uses. If you have a capital gain from the sale of your main home, you may qualify to exclude up to $250,000 of that gain from your income, or up to $500,000 of that gain if you file a joint return with your spouse. Find the IRS details here. Always consult your accountant or tax attorney/advisor for your specific situation.

Minor repairs and maintenance jobs like changing door locks, repairing a leak or fixing a broken window do not qualify as capital improvements.

Determining Cost Basis When Selling Your Home

Capital improvements and things you can put in your COST BASIS include:

* The price you paid for the property, including settlement costs, such as: title fees, legal fees, recording fees, survey fees, and any transfer taxes or fees you paid in connection with the purchase.

* Additions: An added extra bedroom or bathroom, a deck on the back of the home, a new garage, an added porch or patio....anything that adds value to your home.

* Lawn and grounds improvements: Value-adding landscaping projects, driveway or walkway construction, a new fence or retaining wall, adding a swimming pool, etc. can qualify as property improvements.

* Exterior improvements: New windows, a new roof, and new siding are examples. Any and all renovation costs including ANY and ALL costs related to that renovation work.

* Insulation: This includes insulation in the attic, inside walls, under floors, or around pipes and ductwork.

* Systems: Installing a new heating or air conditioning system, new ductwork, adding a central vacuuming system, wiring improvements, installing a security system, solar, geothermal, generators, batteries, and putting in lawn irrigation are improvements.

* Plumbing: Installing a septic system, water heater, or soft water system adds value.

* Interior improvements: New appliances, kitchen renovations, new flooring/carpeting, the installation of a fireplace, etc.

* If you needed to make home improvements in order to sell your home, you can deduct those expenses as selling costs as long as they were made within 90 days of the closing.

COST BASIS does NOT include hazard insurance premiums, moving expenses, or any mortgage-related charges (mortgage insurance, credit report fees, and appraisal costs are out) and general repairs that are essential to keep something working do not qualify. Yard maintenance, HOA fees, and real estate taxes don't count.

Always check with your accountant for the latest information and tax saving strategies and advice.

If you are thinking of selling your home in Chicago, please call me at 312.961.4478 or email to get started with a complimentary home sale consultation.

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