How to Benefit from an Estate Plan When You Own Real Estate

Avoiding Probate and Tax Pitfalls in Real Estate Transfers

June 28, 2023

Adding a child’s name to a property deed might seem simple, but it can lead to probate and tax issues. Discover smarter ways to handle real estate in your estate plan.

1. Introduction

2. Understanding Property Ownership Types

Tenants in Common
Joint Tenants with Right of Survivorship

3. Legal Implications of Adding a Child to a Deed

Potential Probate Issues
Medicaid and Medicare Considerations

4. Tax Consequences of Transferring Real Estate

Gift Tax Implications
Example Scenario
Inherited Property and Step-Up in Basis

5. Effective Estate Planning Strategies

Creating a Trust
Consulting with an Estate Planning Attorney
Addressing Government Benefits Concerns

6. Conclusion

Introduction

Many parents believe that by adding a child’s name to a property deed, they can pass along the property outside of probate. Unfortunately, those who act on that belief often find they have invited more problems than they have avoided. Estate planning, particularly when it involves real estate, is a complex process that requires careful consideration to avoid pitfalls such as probate complications and adverse tax consequences. This guide will explore various aspects of estate planning for real estate owners, providing insights into ownership types, legal implications, tax consequences, and effective strategies to safeguard your property and legacy.

Understanding Property Ownership Types

Tenants in Common

When more than one person owns property together and they are not married, the property is often held as tenants in common. This type of ownership means that each owner has an individual, divisible interest in the property. If one owner dies, their share of the property does not automatically transfer to the surviving owners but goes to the deceased owner’s heirs through probate. This can lead to unwanted complications and delays.

Joint Tenants with Right of Survivorship

An alternative to tenants in common is joint tenancy with the right of survivorship. This arrangement means that if one owner dies, their share of the property automatically transfers to the surviving owners, bypassing probate. This designation must be explicitly stated in the deed to ensure that the property is handled according to the owners’ wishes. Seeking legal advice to set up this type of ownership can help prevent probate and ensure a smoother transition of property ownership.

Legal Implications of Adding a Child to a Deed

Probate Complications

Adding a child’s name to a property deed with the intent to avoid probate can inadvertently cause more problems. If the deed does not explicitly state joint tenancy with right of survivorship, the property will still go through probate upon the death of one owner. This process can be time-consuming and costly, defeating the original purpose of avoiding probate.

Medicaid and Medicare Considerations

Tax Consequences of Transferring Real Estate

Gift Tax Implications

When real estate is transferred as a gift by adding a child’s name to the deed, it is subject to gift tax rules. The IRS considers this a taxable event, and the original cost basis of the property (what you paid for it) transfers to the new owner. This can result in significant capital gains tax when the property is eventually sold.

Example Scenario:

Consider a home purchased for $50,000 that is now worth $350,000. If you add your children to the deed and they sell the home after your death, they will be taxed on the difference between the original cost basis ($50,000) and the sale price ($350,000), resulting in a taxable gain of $300,000. This substantial tax burden can be avoided with proper estate planning.

Inherited Property and Step-Up in Basis

If your children inherit the property through a will instead, they benefit from a step-up in basis. This means the property’s value at the time of inheritance becomes the new cost basis. Using the same example, if the property is worth $350,000 at the time of inheritance, and the children sell it for that amount, there will be no taxable gain. This strategy can significantly reduce the tax burden on your heirs.

Effective Estate Planning Strategies

Creating a Trust

One of the most effective ways to avoid probate and minimize taxes is to create a trust. By transferring real estate into a trust and naming your children as beneficiaries, you can ensure the property passes outside of probate in a tax-advantaged way. Trusts offer flexibility and control over how and when your assets are distributed, providing peace of mind and protection for your heirs.

Consulting with an Estate Planning Attorney

Given the complexities of estate planning, it is advisable to consult with an experienced estate planning attorney. They can help you navigate the various legal and tax implications, ensuring your estate plan aligns with your goals and protects your assets. An attorney can also coordinate with financial advisors and tax professionals to create a comprehensive plan that meets all your needs.

Addressing Government Benefits Concerns

For those concerned about the potential impact of Medicaid or Medicare on their property, specialized estate planning strategies are available. An attorney can help structure your estate to protect your home from being taken to cover medical bills. This might include setting up irrevocable trusts or other legal mechanisms designed to shield your assets while still qualifying for benefits.

Conclusion

Effective estate planning is crucial for real estate owners who want to avoid probate, minimize taxes, and protect their property from potential government claims. By understanding the different types of property ownership, the legal implications of adding a child to a deed, and the tax consequences of transferring real estate, you can make informed decisions that benefit your heirs and preserve your legacy. Consulting with an estate planning attorney and utilizing tools such as trusts can provide additional security and peace of mind.

About Attorney Brittany Cohen

This article is a service of Brittany Cohen, Esq., Personal Family Lawyer®. We do not just draft documents; we ensure you make informed and empowered decisions about life and death, for yourself and the people you love. That’s why we offer a Family Wealth Planning Session™, during which you will get more financially organized than you’ve ever been before and make all the best choices for the people you love. You can begin by calling our office today to schedule a Family Wealth Planning Session and mention this article to find out how to get this $750 session at no charge.

By integrating the knowledge of historic preservation, local events, health and wellness, arts and culture, and home design, we ensure your estate plan not only protects your financial assets but also preserves the rich tapestry of your life and legacy. Whether you’re passionate about architecture or community engagement, our holistic approach to estate planning will reflect your unique values and aspirations.

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If you have a current estate plan, I’ll bet you plan to leave your assets to your children outright and unprotected by age 35, or maybe a little later. Go take a look at your estate plan, and see what it does right now. And, if you don’t have an estate plan, and you have kids or other people you care about, contact us today and let’s get that handled for you.

If you do have a plan and it distributes your assets outright to your kids — even in stages, over time, some at 25, then half of what’s left at 30, and balance at 35 (or something along those lines), you’ve overlooked an incredibly valuable gift you can give your children (and the rest of your descendants for generations); a gift that only you can give them. And a gift that, once you’ve died and left them their inheritance outright, is lost and cannot be reclaimed.

Leave your kids a nest egg protected from lawsuits, divorce, and estate taxes.

While you may think to yourself, “my kids’ inheritance doesn’t need to be protected. They aren’t going to get sued.” You may be right, but you may also be overlooking one of the most common “lawsuits” that causes inheritances to be lost everyday, and that’s divorce. If you want to protect the money you’re leaving to your children from their future divorces, even if you love their spouses or expect you will, in the future, you can easily do so using a protected trust.

And, if your child is ever involved in a lawsuit, for example, a simple car accident, or if a business transaction goes bad, what you leave to your child can be protected from all future lawsuits or claims against them.

The best part is that if your child has their own taxable estate when they die, your planning now could save your family 40 cents on every dollar (or more) handed down from one generation to the next.

Save your family up to 40 cents on every dollar — currently — at each generation.

As of 2023, the current federal estate tax rate is 40% — meaning that every dollar passed on over the estate tax exemption rate is taxed at 40%. And it has been as high as 55%. On top of that, many states have estate taxes as well.

This all adds up fast, and can decimate your family’s financial legacy over time. For every million dollars you leave outright to your children, if your children have a taxable estate when they die, could result in your grandchildren receiving only $550,000, with $450,000 going to the government … unnecessarily.

So, if you want to know that everything you’ve worked so hard to create will stay in your family for generations to come and not be lost to outsiders, leaving your assets to your children protected in a trust we call a Lifetime Asset Protection Trust, instead of outright, is the way to go. And, it can be easily built into your existing estate plan or trust. You just need to ask us to help you get a Lifetime Asset Protection Trust added to your plan.

But how will my kids get to use what I leave to them?

Here’s the best part about leaving your assets to your children in a Lifetime Asset Protection Trust. Not only is what you leave protected, but your children control what you leave them when you decide they’re ready.

After your death, the assets you leave behind will pass to your children (and your grandchildren, great-grandchildren, and so on for successive generations) in a Trust that your child can control, as the Trustee of the Trust. You can decide when your child is mature enough to act as a Trustee.

As the Trustee of the Trust, your child decides how what you’ve left is invested and what to do with the Trust assets. And your child will even be able to determine the amount of control vs. the amount of asset protection he or she wants based on his or her specific circumstances.

Is this still important if I don’t have much money?

If you only leave your children a small amount of money, this is still incredibly valuable for protection, if you’re leaving assets that will be invested and grown, and not just spent right away on consumables. Some might say it’s even more important because your family has less to lose to taxes, lawsuits, and divorce each generation. And the impact of such losses is much greater.

A mere $10,000 protected now can become millions for the people you love for generations to come.

Imagine that you leave just $10,000 to your child in a Lifetime Asset Protection Trust, and instead of spending that $10,000 or losing it in a divorce, they invest that $10,000 in creating their own business inside their trust, and then grow that business into a million dollar or multi-million dollar venture because of how you chose to leave your child that $10,000 gift … and it’s fully protected for generations.

Secure the future of your family today by speaking to us. We review estate plans and inherited funds with you, ensuring that all legalities are in place so generations can enjoy the benefits according to your wishes. Get peace of mind now – contact us today to get started

This article is a service of Brittany Cohen, Personal Family Lawyer. We don’t just draft documents; we ensure you make informed and empowered decisions about life and death, for yourself and the people you love. That’s why we offer a Family Wealth Planning Session, during which you’ll get more financially organized than you’ve ever been before and make all the best choices for the people you love. You can begin by calling our office today to schedule a Family Wealth Planning Session and mention this article to find out how to get this $750 session at no charge.

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Tag: inheritance