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One thing no one has mentioned yet is that the bonus depreciation rules are changing. The 100% bonus depreciation is phasing out: - 80% for property placed in service in 2023 - 60% for property placed in service in 2024 - 40% for property placed in service in 2025 - 20% for property placed in service in 2026 - 0% after 2026 So if you're thinking of using this strategy, sooner is better than later. You'll get more bang for your buck while the bonus depreciation percentages are higher.
That's really helpful info. Does "placed in service" mean when we buy the property, or is there something specific we need to do to consider it "placed in service" for tax purposes?
Placed in" service generally means when the property is ready and available for its intended use - so for a rental property, it would typically be when'it s ready to be rented out to tenants. If you purchase a property'that s already tenant-ready, the placed-in-service date would likely be the purchase date. However, if you buy a property that needs substantial renovations before it can be rented, the placed-in-service date would be when those renovations are complete and the property is ready for rental. This is an important distinction because it determines which'year s bonus depreciation percentageapplies.
Make sure you're tracking your basis properly! I'm a software dev who did this exact strategy with my wife (real estate professional) and got hit with a massive tax bill years later when we sold one of our properties. The depreciation lowers your basis in the property, which means higher capital gains when you sell. For example, if you buy a property for $500k, take $250k in depreciation deductions, your adjusted basis becomes $250k. If you later sell for $600k, your taxable gain is $350k ($600k - $250k), not just $100k ($600k - $500k). AND that $250k in depreciation gets "recaptured" and taxed at 25% instead of the lower capital gains rates. It's still usually worth it, but be aware of the long-term implications.
One thing nobody has mentioned yet - if you're self-employed and the investment was related to your business, you might be able to deduct some of these fees as a business expense on Schedule C. I had a similar situation where I took a loan to invest in equipment for my consulting business that also included some stock in the company, and my accountant was able to allocate part of the fees as a legitimate business expense. Might be worth checking if any portion of your investment had a business purpose rather than just being a personal investment.
Would this apply if the stock options were from my employer where I'm just a regular W-2 employee? I don't have any self-employment income or a Schedule C.
No, unfortunately this wouldn't apply in your situation. Since you're a W-2 employee and these were personal investments (even though they were from your employer), you can't deduct these on Schedule C. This strategy only works for self-employed individuals where the investment is directly tied to their business operations. Your best approach is still to add the platform fee to your cost basis as mentioned in the earlier comments, which will reduce your capital gain amount.
Has anyone actually calculated if it's even worth itemizing deductions just to claim investment interest expense? I paid about $3,200 in margin interest last year but the standard deduction is so high now that I'm not sure if it matters.
I ran the numbers for my situation and it wasn't worth it. Had about $2,700 in investment interest but my total itemized deductions were still about $4k below the standard deduction. Plus you can only deduct investment interest up to the amount of your net investment income, which was another limitation for me.
Thanks for sharing your experience. I was thinking it might be the same for me - probably not worth the extra paperwork if I'm still better off with the standard deduction. Guess I'll stick with adding fees to cost basis where possible and not worry about trying to deduct the interest separately.
I switched from a CPA ($550/year) to doing my own taxes with software 4 years ago and haven't looked back. My situation is similar to yours - W-2 income, investments, and a rental property. The first year took me about 5 hours because I was learning, but now I can finish in about 2 hours. The software walks you through everything, and there are tons of forums online where you can ask questions about specific situations. The big advantage is that I actually understand my tax situation better now. My CPA never explained why he was making certain choices, but now I know exactly where my money is going and how different decisions affect my tax liability. I did have my old CPA review my self-prepared return the first year (paid him for an hour of time), and he only found a minor issue that wouldn't have triggered an audit anyway.
Did you find any good resources for learning about rental property tax treatment? That's my biggest concern with switching from my CPA.
The IRS Publication 527 (Residential Rental Property) is actually pretty readable and covers the basics well. I also found the BiggerPockets forums invaluable for specific rental tax questions - there are both CPAs and experienced landlords who can help with real-world situations. For me, the key was learning about depreciation (which is usually the trickiest part) and keeping meticulous records of expenses. I created a simple spreadsheet where I track every expense by category, which makes tax time much easier. Most tax software has decent guidance on rental properties, but I found that learning the basic concepts first made the whole process less intimidating.
Honestly, if you have a rental property AND a side business, I would NOT recommend doing your own taxes. I tried to save money last year and did my own with TurboTax. Ended up missing some key deductions and had to file an amended return that my friend (who's a CPA) caught. Cost me more in the long run. Maybe try negotiating with your current CPA? Or find a less expensive one? But with rental depreciation and business expenses, there's just too many places to mess up if you don't know what you're doing.
If you still have the TurboTax, I might be interested. My situation is pretty basic - W2 job plus a small side business selling crafts online. Do you think the Home & Business version would be overkill for me? I used the Deluxe version last year but my online sales have increased.
I think the Home & Business would actually be perfect for your situation with the online craft sales. It's specifically designed for people with a small business or self-employment income. The Deluxe version doesn't include all the business expense categories and Schedule C support that you probably need. Let me figure out how to get this to you without violating any terms of service. Might need to check what the other commenter mentioned about transfers not being allowed.
Has anyone tried FreeTaxUSA? It's way cheaper than TurboTax and handles all the same forms. I switched last year and it was honestly better than TurboTax for my needs (W2 plus rental property). The interface isn't as pretty but it gets the job done for like 1/5 of the price.
I second this! Been using FreeTaxUSA for 3 years now. It handles my freelance work and investment accounts perfectly. Federal filing is free and state is only like $15. No idea why people still pay $100+ for TurboTax.
Sean Matthews
Quick tip for anyone still looking - Form 3895 in Proseries 2023 can also be accessed through the Smart Worksheet function. Just type "3895" in the Smart Worksheet search bar and it will take you to the right input screen. Saved me a ton of time once I figured this out!
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Ali Anderson
ā¢Does this Smart Worksheet trick work for finding other hidden forms too? I'm new to Proseries and still learning all the shortcuts.
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Sean Matthews
ā¢Yes! The Smart Worksheet search is actually the fastest way to find any form in Proseries. It works for pretty much everything - just type the form number or even keywords like "depreciation" or "health insurance" and it pulls up relevant forms and input screens. For new Proseries users, I also recommend using the "Recent Forms" dropdown which shows the last 10-15 forms you've accessed. Between these two features, you'll rarely need to dig through the regular menus once you get comfortable with the software.
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Zadie Patel
Is anyone else noticing that even after entering the Form 3895/1095-A information, the Premium Tax Credit calculation seems off? I've entered everything correctly but the numbers don't match what my clients received on their actual forms.
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A Man D Mortal
ā¢I had the same issue last week. There's actually a known bug in the current version that affects the PTC calculation if you enter the information through certain screens. Try entering it directly through Form 8962 instead of the Federal Information Worksheet and see if that fixes it.
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