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Don't forget about state taxes too! Depending on where you live, you might pay an additional 5-13% on capital gains at the state level. I sold a property in California last year and the state taxes were almost as painful as the federal. Some states have lower capital gains rates, but many just tax it as regular income. Might be worth talking to a CPA who specializes in your state's tax code before you pull the trigger on the sale.
That's a really good point I hadn't considered. I'm in Tennessee which I think doesn't have state income tax, but I should double check how they handle capital gains specifically. Do you know if there's a good resource to check different state rules?
You're in luck with Tennessee! They don't have a state income tax on earned income or capital gains. They used to have something called the Hall Tax on investment income, but that was fully phased out as of 2021. I usually just google "[state name] capital gains tax rate" and look for the official state department of revenue website for the most accurate info. Each state has different rules and exemptions, so it's worth checking the official source.
Paolo Rizzo
Is anyone else annoyed that someone making $115k plus almost half a million in capital gains is worried about taxes while most of us are struggling to pay rent? The capital gains rates are already way lower than what we pay on our regular income. Must be nice to worry about which tax loopholes to use on your rental empire profits.
QuantumQuest
ā¢That's not really helpful. People at all income levels have legitimate tax questions, and capital gains rules are complicated. Plus, we don't know OP's situation - they could have owned those properties for decades and this might be their retirement money.
Paolo Rizzo
ā¢You're right, sorry for the negative comment. Tax season makes me grumpy. I just get frustrated seeing the different tax rates for different types of income. Wishing everyone good luck with their filings.
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Luca Russo
Just want to add - I'm a tax prep volunteer with VITA (Volunteer Income Tax Assistance) and we see this situation ALL THE TIME. The EITC is specifically designed to help people with lower incomes, and it absolutely works with $0 taxable income. That's the whole point! One quick tip though - make sure you're reporting ALL your earned income. If you worked other small jobs for cash or had any side gigs, that income should be included too. The EITC amount varies based on your income level (it goes up to a certain point, then starts to phase out), so accurate reporting is important for getting the correct credit amount.
Nia Wilson
ā¢Is there an income minimum to qualify? I only made about $6,200 last year from a part-time job. Will I still qualify for EITC or is that too low?
Luca Russo
ā¢There is no minimum income requirement for the EITC, so your $6,200 would definitely qualify as earned income! However, the credit amount does increase as your income increases up to a certain threshold. For a single person with no children for the 2024 tax year (filing in 2025), the credit starts small at very low income levels, reaches its maximum for incomes around $10,000-$11,500, and then gradually phases out until it reaches zero at about $17,640. With $6,200 in earnings, you'll qualify for EITC, but not the maximum amount. Still absolutely worth claiming though!
Not sure if anyone mentioned this, but make sure u verify ur eligible for EITC!! My GF had similar income last year (around 15k) but got denied bcuz she was still being claimed as a dependent on her parents return! If anyone can claim u as a dependent u CANT get EITC! Just a warning so u don't get ur hopes up...
Omg thank you for bringing this up!! I completely forgot to mention that part. No one is claiming me as a dependent this year - my parents stopped claiming me when I moved out last year. So I should be good, right? I definitely file as independent/single.
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Owen Devar
One thing to consider: even after you move abroad, as a US citizen you'll still have to file US tax returns every year and report your worldwide income. The US is one of only two countries that taxes based on citizenship rather than residency. Look into the Foreign Earned Income Exclusion (FEIE) and Foreign Tax Credit to avoid double taxation. Won't apply to your initial capital gains from selling your US house, but will matter for any income you earn while living abroad.
Also don't forget about FBAR requirements! If you have foreign financial accounts that together total over $10,000 at any point during the calendar year, you have to report them to FinCEN. Penalties for not filing can be harsh - even if it's an honest mistake.
Make sure to keep all your receipts for home improvements you've made over the years! Those get added to your cost basis and reduce your capital gain. A lot of people forget this and end up overpaying their taxes. Every dollar you can add to your basis is a dollar less in potential capital gains. Things like a new roof, HVAC system, renovations, additions, etc. all count. Even some closing costs from when you bought the house can be added to your basis.
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Don't forget to look into your state's tax rules too! I'm in PA and we have different rules for sales tax exemption on materials that go directly into products you sell. You can get a sales tax exemption certificate and not pay sales tax on wood and finishes that become part of your final product. Also, keep track of any business-related education. If you take a woodworking class to learn new techniques you use in your business, that's deductible. I took a class on advanced joinery techniques last year and was able to deduct the course fee and materials.
Tasia Synder
ā¢Quick question on the education deductions - does watching YouTube tutorials or online woodworking classes count? I've subscribed to a few paid woodworking sites to learn techniques for my business but wasn't sure if those count as deductible education expenses.
Yes, online education absolutely counts if it relates to your business! Paid subscriptions to woodworking sites, premium YouTube channels, online courses, and even woodworking books are all deductible education expenses as long as they help you develop or maintain skills needed for your business. Just make sure you keep receipts or subscription confirmation emails as documentation. I actually maintain a simple document where I note which skills or techniques I learned from each resource and how I applied them to my business products to demonstrate the business connection.
Sorta related - what software are you guys using to track all this stuff? I've been using a spreadsheet but it's getting unwieldy with all the different categories and percentages.
I started with spreadsheets too but switched to QuickBooks Self-Employed last year. It links to your bank accounts/cards and automatically categorizes expenses. You can also snap pics of receipts. At $15/month it pays for itself in time saved and deductions not missed.
Thanks for the recommendation! I've been hesitant to pay for something when my spreadsheet is "working," but I'm probably spending 3-4 hours every month just organizing receipts and categorizing expenses. Might be worth it just for the peace of mind that I'm not missing anything.
Jamal Anderson
Former tax preparer here. The confusion might be because you mentioned "claiming your wife" which isn't actually how it works anymore. You file either as "married filing jointly" (MFJ) or "married filing separately" (MFS). If you file jointly, which most couples do because it's usually more beneficial, then the refund belongs equally to both spouses under tax law, regardless of who earned what. It's a joint return with joint liability and joint benefits.
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Nia Wilson
ā¢Thanks for clearing that up. I was using outdated terminology. We do file jointly, and I was confused about the legal status of the refund itself. So even though I'm the only one working and earning income, the refund is legally considered owned by both of us equally? That makes sense for a joint return.
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Jamal Anderson
ā¢Exactly right. When you file jointly, the IRS views you and your wife as one tax unit. All income, deductions, credits, and resulting refunds belong to both of you equally from a legal perspective. The fact that you're the only one earning income doesn't change this - that's actually one of the benefits of filing jointly, as it recognizes the partnership aspect of marriage where different contributions (income earning vs other support) are equally valued.
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Mei Wong
This is actually more complicated than just tax law. While the IRS treats the refund as belonging to both of you when filing jointly, state laws about marital property can also come into play. In community property states, most assets acquired during marriage are generally considered owned equally by both spouses. But in equitable distribution states, it could be treated differently in certain contexts.
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QuantumQuasar
ā¢What are community property states? Is there a list somewhere? This is the first time I'm hearing about this.
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