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Hey all! Quick question - I'm using TurboTax Business to file my 1065 for my real estate LLC. Anyone used it for property transfers? It's asking me for "basis" and "fair market value" separately, and I'm not sure if I'm supposed to be entering the full property value or just my equity portion.
I used TurboTax Business last year for this. For "basis," enter your adjusted basis in the property (usually purchase price plus improvements minus depreciation taken before the transfer). For "fair market value," enter the current value of the property at time of transfer. TurboTax will then calculate the correct capital contribution by factoring in the liabilities. Make sure to also enter the mortgage amount in the liabilities section!
I went through this exact same situation last year when I transferred my rental property to my LLC! Here's what I learned after consulting with my CPA: You'll want to use the fair market value of the property ($385k) as your contribution, but then reduce it by the mortgage liability ($210k) that the partnership assumed. So your net capital contribution would be $175k (your equity). A few important tips from my experience: 1. Make sure you document the FMV with comparable sales or a professional appraisal - I used recent comps from my area 2. Don't forget to allocate the mortgage liability among partners on their K-1s (this affects their basis) 3. Keep detailed records of your original basis in the property (purchase price + improvements) for future reference The good news is that under Section 721, this transfer should be tax-free as long as you're receiving partnership interests in exchange for the property. Just make sure to attach a statement to your return explaining the property contribution. One last thing - if you're feeling overwhelmed with the 1065, consider having a tax pro review it before filing. Partnership returns can get complex quickly, especially with property involved!
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Two weeks is still within the normal range! I'm a CPA and see this anxiety every tax season. Indiana is actually pretty reliable with their 10-14 business day window. If you e-filed with direct deposit, you should see it any day now. The state system updates overnight, so check first thing in the morning. Hang in there!
Thanks for the reassurance! As someone new to Indiana taxes, it's really helpful to hear from a CPA that this is normal. I'll try to be more patient and check tomorrow morning. Really appreciate the professional perspective!
I'm in a similar situation - filed my Indiana return 10 days ago and keep obsessively checking the status page! Good to know from the professionals here that 2 weeks is totally normal. The waiting game is the worst part of tax season honestly. Hope we both get our refunds soon! 🤞
Same here! Filed 9 days ago and refreshing that status page like every hour 😅 The anxiety is real when you're waiting for money to hit your account. At least we know we're not alone in this waiting game!
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Thanks for this detailed thread everyone! I'm actually dealing with a similar situation but with mixed-use properties (part rental, part business use). Does anyone know how the depreciation reporting works when you have properties that serve multiple purposes? I assume the depreciation still flows from Form 8825 to Form 1065 line 16, but I'm wondering if there are additional forms or allocations I need to consider. Our partnership owns a building where we rent out the first floor but use the second floor for our consulting business operations. Also seeing all these tool recommendations - has anyone used any of these services specifically for mixed-use property situations? The complexity seems to increase significantly when you're dealing with multiple depreciation schedules for the same building.
Mixed-use properties definitely add complexity! For your situation, you'll need to allocate the depreciation based on the percentage of business use vs rental use. The rental portion would go on Form 8825 and flow to Form 1065 line 16, while the business use portion would typically be reported directly on Form 1065 line 16 as well (but calculated separately on Form 4562). You'll want to establish a reasonable method for allocation - usually based on square footage or fair rental value. So if your first floor rental is 60% of the building's square footage, then 60% of the building's depreciation goes to Form 8825, and 40% gets allocated to business use. Regarding the tools mentioned in this thread - I haven't used them for mixed-use specifically, but given the additional complexity you're dealing with, it might be worth exploring. The key is making sure whatever tool you use can handle the allocation calculations properly and generate the appropriate forms. You might also want to consider consulting with a tax professional for the first year to establish the proper allocation methodology, then use software to maintain it going forward. Document your allocation method well since the IRS may want to see your reasoning if they ever examine the return!
This is such a helpful thread! I'm a CPA who works with a lot of small partnerships, and I see this confusion about Form 8825 and Form 1065 line 16 constantly. A few additional points that might help: 1. Make sure you're using the correct depreciation method for each asset type. Most residential rental property uses straight-line over 27.5 years, but some improvements might qualify for different recovery periods. 2. For your roof and HVAC improvements - these are definitely capital improvements that need to be depreciated separately. The roof would typically follow the same 27.5-year schedule as residential rental property, but HVAC systems often qualify for 15-year depreciation. 3. Don't forget about the mid-month convention for real estate - depreciation starts in the middle of the month the property was placed in service, regardless of the actual date. 4. Keep detailed records of when each improvement was completed and placed in service. The IRS is particularly strict about depreciation start dates. One thing I always tell my clients is to create a depreciation schedule spreadsheet that tracks each property and improvement separately. This makes it much easier to complete Form 4562 and ensures consistency between Form 8825 and Form 1065. If you're planning to continue doing your own returns, investing in proper fixed asset tracking software (like some mentioned here) really pays off in the long run. The initial setup takes time, but it prevents a lot of headaches later!
This is incredibly helpful, thank you! As someone new to partnership taxation, I really appreciate the breakdown of the mid-month convention - I had no idea about that rule. Quick follow-up question: when you mention creating a depreciation schedule spreadsheet, do you have any recommendations for what columns/information should be tracked? I want to make sure I'm capturing everything from the start rather than trying to reconstruct it later. Also, for the HVAC systems getting 15-year depreciation - is that always the case, or does it depend on the type of rental property (residential vs commercial)? We're dealing with residential rentals but I want to make sure I'm applying the right recovery period.
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Don't overlook ATX. It's middle of the road on pricing but has a great interface and decent support. I handle about 75 returns each season with it after leaving my full-time tax job. One thing to consider: if you'll be filing any business returns (1120, 1120S, 1065) in addition to individual returns, some of the cheaper options mentioned here won't cut it. ATX has affordable bundles that include business returns.
I second ATX! Been using it 6+ years for my side hustle (40ish returns). The Max bundle is worth every penny if you do any business returns. And their training webinars are actually helpful unlike some other companies I've tried. Pricing is reasonable and it's way easier to learn than Drake imo. User interface isn't as pretty as the premium options but who cares as long as the math is right lol.
As someone who just started doing side returns this past season (about 12 clients), I can share what worked for me. I ended up going with Drake after researching all these options, and I'm glad I did. The unlimited federal + all states for one price was the deciding factor. Even though I only needed 3 states this year, knowing I won't get hit with surprise per-state fees as I grow was huge. The learning curve from UltraTax wasn't bad - took me a weekend to get comfortable with the interface. One tip: Drake offers a significant discount if you purchase early in the year (like June/July). I got mine for about 40% off the regular price. Their customer service during tax season was also excellent - never waited more than 5 minutes on hold. For anyone just starting out, I'd definitely recommend Drake if you plan to grow beyond 20 returns eventually. The upfront cost pays for itself once you hit that volume.
Kirsuktow DarkBlade
I'm in the same exact situation! Filed through TurboTax in early April, got my federal refund last week, but Indiana is still showing "processing" on their website. It's really frustrating not knowing when to expect it, especially when you're counting on that money. Based on what everyone is saying here, it sounds like 3-4 weeks after federal is pretty normal for Indiana this year due to their new fraud prevention measures. I'm trying to be patient but it's hard when the status updates are so vague. Hopefully we'll both see movement soon!
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Lucas Schmidt
•I'm going through the exact same thing! Filed in early April, got federal about a week ago, and Indiana is still stuck on "processing." It's so frustrating when you need that money for bills or other expenses. From reading through all these comments, it seems like the 3-4 week delay after federal is unfortunately the new normal for Indiana this year. At least we're not alone in this - sounds like tons of people are experiencing the same delays. I'm trying to just check the website once a week now instead of obsessively checking daily since it doesn't seem to update much anyway. Fingers crossed we both see some movement soon!
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Sean Matthews
I'm experiencing the exact same thing! Filed my taxes through TurboTax in early April, received my federal refund about a week ago, but my Indiana state refund is still showing "processing" on their website. It's reassuring to read through all these comments and see that so many others are dealing with similar delays - at least we know we're not alone in this situation. From what everyone is sharing here, it sounds like Indiana has implemented additional fraud prevention measures this year that are causing these 3-4 week delays after receiving federal refunds. The waiting is definitely frustrating, especially when you're counting on that money, but it seems like most people are eventually getting their refunds processed. I'm going to try to be more patient and maybe check the status less frequently since it doesn't seem to update very often anyway. Thanks for posting this question - it's really helpful to hear everyone's experiences and timelines!
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