Friday, December 31, 2010

A dozen deductions for your small business

A dozen deductions for your small business
By Dana Dratch • Bankrate.com
Small-business tax rule No. 1: Don't mess with the IRS.

But that doesn't mean you should cheat yourself. Take every legal
deduction you can. Here are a dozen that even savvy small-business
owners and entrepreneurs sometimes forget:

The deductible dozen:
Travel, meals, entertainment and gifts
Insurance premiums
Retirement contribution
Social Security
Telephone charges
Child labor
Home office
Office supplies
Furniture
Other equipment
Software and subscriptions
Mileage

1. Home office
Concerned that claiming a home-office deduction is tantamount to
sending an engraved invitation to an Internal Revenue Service auditor?
Don't be, says Jan Zobel, author of "Minding Her Own Business: The
Self-Employed Woman's Guide to Taxes and Recordkeeping."

"I don't agree that chances of getting audited are greater with a
home-office deduction," says Zobel, a San Francisco Bay-area tax
expert, who specializes in serving the self-employed. The key is that
you use the term "home office" the same way the IRS does. The tax
agency says it must be a space devoted to your business and absolutely
nothing else. Deducting the den that houses the family computer and
serves as a guest bedroom won't fly with Uncle Sam.

"If you only have one computer and you have a child over four, the IRS
is going to be pretty certain that the child is using the computer,"
says Zobel. "And the burden of proof is on you."

The deduction, however, isn't limited to a full room. Your home office
can be part of a room. Just how much of the space is deductible?
Measure your work area and divide by the square footage of your home.
That percentage is the fraction of your home-related business expenses
-- rent, mortgage, insurance, electricity, etc.-- that you can claim.

2. Office supplies
Even if you don't take the home-office deduction, you can deduct the
business supplies you buy. Hang onto those receipts, because these
expenditures will offset your taxable business income.

3. Furniture
When your office supplies are more than just pens and paper, you have
another tax-cutting opportunity.

Office-furniture acquisitions provide a couple of choices. Deduct 100
percent of the cost in the year of the purchase or deduct a portion of
the expense over seven years, also known as depreciation.

To take the whole cost in one tax year you'll use the Section 179
deduction (named for the part of the tax code where the law appears).
Recent tax-law changes have made this deduction even more attractive.
For the 2007 tax year, a business owner can expense up to $125,000.
The news is even better for the 2008 tax year. The economic stimulus
bill enacted in February increased the Section 179 amount for this tax
year to $250,000.

If you choose instead to depreciate the desks and filing cabinets, you
can't simply split the cost into equal portions over the depreciation
period. Instead, you must use an IRS chart to make separate
calculations each year.

Which is better for you? Anticipate the times that your business will
need these deductions the most. Both options are reported on IRS Form
4562.

4. Other equipment
Items such as computers, copiers, fax machines and scanners also are
tax deductible. As with furniture, you can take 100 percent up front
or depreciate (this time over five years).

5. Software and subscriptions
The recently increased Section 179 provides another tax break in this
area of business expenses. Previously, a company had to depreciate the
cost of computer software over three years. Now, off-the-shelf
software a business buys can be fully expensed in the year purchased.

The rules for deducting business and industry-related magazine
subscriptions weren't changed. You can continue to take the total
costs as a full deduction in the year spent.

6. Mileage
If you drive for business, the IRS wants to give you some of your
money back. But Uncle Sam loves documentation, so keep a notebook in
your vehicle to record the date, mileage, tolls, parking costs and the
purpose of your trip.

At the end of the year, you have two choices. You can total the
mileage and add in the tolls and parking to calculate your deduction.
Once you have your mileage total, multiply it by 48.5 cents for your
2007 deduction. For 2008 business tax purposes, the rate goes to 50.5
cents a mile.

Or you can measure your business usage against your personal driving
and deduct that portion of your auto-related expenses, says Zobel.
Remember to include gas, repairs and insurance.

If you are leasing, include those payments. If you are buying the car,
factor in the interest on your loan and depreciation on your vehicle.

And if your company's office is at your house, you get a bit more of a
break. You can deduct the entire business-related mileage, from the
minute you pull out of the driveway until you return home, says Gary
W. Carter, author of "J.K. Lasser's Taxes Made Easy for Your
Home-Based Business: The Ultimate Tax Handbook for the Self-employed."

If your business is not home-based, your mileage meter starts at your
first business-related destination and ends at your last. You can't
include the drive to and from home, says Carter, a CPA and professor
at the University of Minnesota. In this case, try to schedule several
business appointments on the same day to allow you to take the mileage
between stops as a tax write-off.

7. Travel, meals, entertainment and gifts
Good news, small-business travelers. You might as well stay in a nice
hotel, because the entire cost is tax deductible. Likewise, the cost
of travel -- air, rail or auto -- is 100 percent deductible, as are
costs associated with life on the road (dry cleaning, rental cars and
tipping the bellboy).

The only exception is eating out. You can deduct only 50 percent of
your meals while traveling. So stay at the Ritz and eat at Wendy's.

 Once you get home, your on-the-job meals aren't deductible -- unless
you bring along a client to talk business. In this case, you might
consider splurging on a fancier meal because then you can write off
half such work-related dining costs.

The 50-percent deduction limit applies to most other client
entertainment expenses, too. But a direct gift to a client or employee
is 100 percent deductible, says Zobel, up to $25 per person per year.

8. Insurance premiums
Self-employed and paying your own health insurance premiums? These
costs are 100 percent deductible.

This break primarily benefits proprietorships, but there are limits.
The deduction can't be more than your business' net profit. And it's
not allowed if you were eligible for other health care coverage,
including that offered by your employed spouse's medical plan.

Did your spouse work for you last year? Then, says Carter says, you
can get the full medical premiums deduction on your return. As an
employee, your spouse's premiums are 100 percent deductible; if you
and the children were on her policy as dependents, so are those costs.

Two caveats: 1) Your spouse's employment must be real, not in name
only, and you must offer coverage equally to any other employees. 2)
Failure to meet these requirements could result in a lawsuit, an audit
or both.

You also can include some of the premiums you pay for long-term care
insurance for yourself, your spouse or dependents.

9. Retirement contributions
Are you self-employed and saving for your own retirement with a
SEP-IRA or Keogh? Don't forget to deduct your contribution on your
personal income tax return.

10. Social Security
The bad news: If you're self-employed or starting a small business,
you have to pay double the Social Security contributions you would as
an employee. That's because federal law requires the employer pay half
and the employee pay half. Self-employed workers are both, meaning the
total will equal 15.3 percent of your net profits.

The good news: You can deduct half of the contribution on your 1040.

11. Telephone charges
You can deduct the cost of the business calls that you make for
business from home. When your bill comes in, circle the
business-related calls, total them up and keep a copy. At the end of
the year, tally your 12 bills and deduct 100 percent.

The IRS assumes that you will have a phone in your house anyway, so
Zobel cautions that regular fees and charges don't count toward your
deduction. But if you have a second line installed and use it only for
business, all of these charges are deductible.

12. Child labor
"It's always good to employ your kids," says Carter. Depending upon
how much you paid them, they might be able to avoid income taxes.
Plus, there is no Social Security tax when you hire your child who is
17 or younger and you can deduct the salary as a business expense.
This break is available, however, only if you operate as a sole
proprietor or as a partnership in which you and your spouse are the
only partners. If your business runs as a corporation, then it, not
you, are considered the employer and the corporation is not relieved
of the tax liabilities.

Make the money go even further. Have your child contribute to a Roth
IRA, says Carter. Not only have you gotten a nice tax deduction from
the salary and trained your youngster to save, you've also help
establish a nest egg for his or her future.

Mark Williams, Broker, ABR, Realtor
Howard and Williams LLC.
5321 Old Middleton Road
Madison WI, 53705
608.213.4687

Fwd: Top Ten Tax Deductions for Landlords

Top Ten Tax Deductions for Landlords

Learn about the many tax deductions available to rental property owners.

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Every year, millions of landlords pay more taxes on their rental income than they have to. Why? Because they fail to take advantage of all the tax deductions available for owners of rental property. Rental real estate provides more tax benefits than almost any other investment.

Often, these benefits make the difference between losing money and earning a profit on a rental property. Here are the top ten tax deductions for owners of small residential rental property.

1. Interest

Interest is often a landlord's single biggest deductible expense. Common examples of interest that landlords can deduct include mortgage interest payments on loans used to acquire or improve rental property and interest on credit cards for goods or services used in a rental activity.

2. Depreciation

The actual cost of a house, apartment building, or other rental property is not fully deductible in the year in which you pay for it. Instead, landlords get back the cost of real estate through depreciation. This involves deducting a portion of the cost of the property over several years.

3. Repairs

The cost of repairs to rental property (provided the repairs are ordinary, necessary, and reasonable in amount) are fully deductible in the year in which they are incurred. Good examples of deductible repairs include repainting, fixing gutters or floors, fixing leaks, plastering, and replacing broken windows.

4. Local Travel

Landlords are entitled to a tax deduction whenever they drive anywhere for their rental activity. For example, when you drive to your rental building to deal with a tenant complaint or go to the hardware store to purchase a part for a repair, you can deduct your travel expenses.

If you drive a car, SUV, van, pickup, or panel truck for your rental activity (as most landlords do), you have two options for deducting your vehicle expenses. You can:

  • deduct your actual expenses (gasoline, upkeep, repairs), or
  • use the standard mileage rate (55 cents per mile for 2009; 58.5 cents per mile for July 1, 2008 through December 31, 2008 and 50.5 cents per mile from January 1, 2008 through June 30, 2008). To qualify for the standard mileage rate, you must use the standard mileage method the first year you use a car for your business activity. Moreover, you can't use the standard mileage rate if you have claimed accelerated depreciation deductions in prior years, or have taken a Section 179 deduction for the vehicle.

5. Long Distance Travel

If you travel overnight for your rental activity, you can deduct your airfare, hotel bills, meals, and other expenses. If you plan your trip carefully, you can even mix landlord business with pleasure and still take a deduction.

However, IRS auditors closely scrutinize deductions for overnight travel -- and many taxpayers get caught claiming these deductions without proper records to back them up. To stay within the law (and avoid unwanted attention from the IRS), you need to properly document your long distance travel expenses.

6. Home Office

Provided they meet certain minimal requirements, landlords may deduct their home office expenses from their taxable income. This deduction applies not only to space devoted to office work, but also to a workshop or any other home workspace you use for your rental business. This is true whether you own your home or apartment or are a renter.

For the ins and outs on taking the home office deduction, see Home Business Tax Deductions or Every Landlord's Tax Deduction Guide, both by Stephen Fishman (Nolo).

7. Employees and Independent Contractors

Whenever you hire anyone to perform services for your rental activity, you can deduct their wages as a rental business expense. This is so whether the worker is an employee (for example, a resident manager) or an independent contractor (for example, a repair person).

8. Casualty and Theft Losses

If your rental property is damaged or destroyed from a sudden event like a fire or flood, you may be able to obtain a tax deduction for all or part of your loss. These types of losses are called casualty losses. You usually won't be able to deduct the entire cost of property damaged or destroyed by a casualty. How much you may deduct depends on how much of your property was destroyed and whether the loss was covered by insurance.

9. Insurance

You can deduct the premiums you pay for almost any insurance for your rental activity. This includes fire, theft, and flood insurance for rental property, as well as landlord liability insurance. And if you have employees, you can deduct the cost of their health and workers' compensation insurance.

10. Legal and Professional Services

Finally, you can deduct fees that you pay to attorneys, accountants, property management companies, real estate investment advisors, and other professionals. You can deduct these fees as operating expenses as long as the fees are paid for work related to your rental activity.

Did You Know?

Did you know that:

  • Landlords can greatly increase the depreciation deductions they receive the first few years they own rental property by using segmented depreciation.
  • Careful planning can permit you to deduct, in a single year, the cost of improvements to rental property that you would otherwise have to deduct over 27.5 years.
  • You can rent out a vacation home tax-free, in some cases.
  • Most small landlords can deduct up to $25,000 in rental property losses each year.
  • A special tax rule permits some landlords to deduct 100% of their rental property losses every year, no matter how much.
  • People who rent property to their family or friends can lose virtually all of their tax deductions.

If you didn't know one or more of these facts, you could be paying far more tax than you need to. For more information, see Every Landlord's Tax Deduction Guide, by Stephen Fishman (Nolo).

by: Stephen Fishman, J.D.


Mark Williams, Broker, ABR, Realtor
5321 Old Middleton Road
Madison WI, 53705
608.213.4687


Tuesday, December 28, 2010

Economic Outlook Brightens According to Fannie Mae's Economics & Mortgage Market Analysis Group

Economic Outlook Brightens According to Fannie Mae's Economics & Mortgage Market Analysis Group

Information contained on this page is provided by companies via press release distributed through PR Newswire, an independent third-party content provider. PR Newswire, WorldNow and this Station make no warranties or representations in connection therewith.
SOURCE Fannie Mae
Economic Growth Poised to Kick into Higher Gear by Second Quarter of 2011
WASHINGTONDec. 20, 2010 /PRNewswire/ -- Improvements in consumer spending and consumer confidence, increased demand for goods and services, and falling unemployment claims are all positive factors for a brighter outlook as we move into 2011, according to the December 2010 Economic Outlook released today by Fannie Mae's (OTC Bulletin Board: FNMA) Economics & Mortgage Market Analysis Group. Downside risks still exist, however, including a weaker than expected employment report, the ongoing economic turmoil in Europe, and potential inflation problems in China.
For 2011, forecasted growth was upgraded from 2.9 percent to 3.4 percent based on the positives in the recent reports. The forecast anticipates improving labor market conditions, despite the huge disappointment from the November employment report.  The housing recovery should gain momentum going into 2011 if the expected stronger labor market materializes.

"Despite rising mortgage rates, our forecast for home sales is stronger than the previous forecast, given our brighter economic growth and labor market outlook," said Fannie Mae Chief Economist Doug Duncan. "We expect modest increases in home sales, despite recent interest rate rises, due in part to modest additional declines in home prices, and we expect people to take advantage of affordability as their employment and income outlook brightens."

For an audio synopsis of the December 2010 Economic Outlook, listen to the podcast on the Economics & Mortgage Market Analysis site at www.fanniemae.com. Visit the site to read the full December 2010 Economic Outlook, including the Economic Developments Commentary, Economic Forecast, and Housing Forecast.

Also available via link from the Economic Developments Commentary is a Multifamily Market Commentary by Kim Betancourt, Director, Multifamily Economics and Market Research. The Commentary provides information on current multifamily market conditions.  Sales of multifamily properties have been rising all year, and property sales are expected to remain stable in 2011.  Location, class, and condition of properties continue to be the greatest decision-making factors for investors.

Opinions, analyses, estimates, forecasts, and other views of Fannie Mae's Economics & Mortgage Market Analysis (EMMA) group included in these materials should not be construed as indicating Fannie Mae's business prospects or expected results, are based on a number of assumptions, and are subject to change without notice. How this information affects Fannie Mae will depend on many factors. Although the EMMA group bases its opinions, analyses, estimates, forecasts, and other views on information it considers reliable, it does not guarantee that the information provided in these materials is accurate, current, or suitable for any particular purpose. Changes in the assumptions or the information underlying these views could produce materially different results. The analyses, opinions, estimates, forecasts, and other views published by the EMMA group represent the views of that group as of the date indicated and do not necessarily represent the views of Fannie Mae or its management.

Fannie Mae exists to expand affordable housing and bring global capital to local communities in order to serve the U.S. housing market. Fannie Mae has a federal charter and operates in America's secondary mortgage market to enhance the liquidity of the mortgage market by providing funds to mortgage bankers and other lenders so that they may lend to home buyers. Our job is to help those who house America.

©2010 PR Newswire. All Rights Reserved.


Mark Williams, Broker, ABR, Realtor

Howard and Williams LLC.

5321 Old Middleton Road
Madison WI, 53705
608.213.4687


Monday, December 27, 2010

November Sales (SCWMLS)

November Sales
Written By: Kevin King
 
November Sales - Market Remains Sluggish
Dane County and South Central Wisconsin

As compiled by the South Central WI MLS December 13th, 2010

As has been the case in the second half of 2010, November home sales remain slow compared with one year ago. For Dane County, the 234 reported sales are just under one-half of the sales reported last November. This comes as no surprise as sales in November 2009 reflect the end of the initial Home Buyer Tax Credit closings. The second Home Buyer Tax Credit, expiring at the end of June, served to push sales into the first six months of 2010, many of which arguably would have taken place normally throughout the year. However, when compared to 2008, a market without a housing stimulus in place, 2010 sales were slightly ahead. For the year to date, sales trail last year by just 11%.

While most counties in the SCWMLS region reported drops in sales for November, Green County saw a modest increase and Iowa County missed a repeat of last year by only one sale. With the exception of Grant County, all reported sales above or very close to November 2008.

Median prices, on the other hand, continue to compare favorably with one year ago. The median price in Dane County is 10% ahead of last year for November, and continues to outpace 2009 in year-to-date comparison ($205,500 v. 202,400). This same price comparison is reflected in most counties throughout the region as well. Median price represents the midpoint of all closed sales, ranked from lowest to highest price, within a defined geographic area for a particular time period, as reported to the SCWMLS.

When breaking down the figures in Dane County, single family homes sales accounted for 191 of the 234 total reported. Median prices for both single family homes and condominiums were ahead of 2009:

Single Family Homes $224,000 (2010) $210,000 (2009)
Condominiums $157,000 (2010) $149,000 (2009)

Buyers appear to be waiting for evidence that the market has hit bottom. But by waiting, buyers may be losing purchasing power. Recently, interest rates have moved from 4.25% to 4.75% on a 30 year mortgage. Just an increase of one-half of one percent is a difference of almost $60.00/month on a $200,000 mortgage (over $700/year). On the other hand, that same increase in the interest rate means the buyer can only afford a mortgage of $189,000 in order to retain the same monthly payment.

It is being suggested that this is an historic buying opportunity � and with interest rates moving higher, inventories starting to decline � is it possible that we have already gone beyond the bottom in terms of price and rates? As shown above, even if prices fall a bit, interest rate increase quickly offset any benefit. Therefore, now may be the time to take advantage of the market. Sooner may be better than later


Mark Williams, Broker, ABR, Realtor

5321 Old Middleton Road
Madison WI, 53705
608.213.4687

How's the market doing?

How's the market doing?... So far this month, there have been 198 sales in Dane County. Of the sales, there has been 2 commercial sales, 45 Condos, 12 build-able lots, 9 multi-family, and 129 Single Family homes. The most expensive home so far this month was $1,399,000 and the least expensive was $36,500. A very interesting trend to notice is that the sales are well distributed in most price points. 


Mark Williams, Broker, ABR, Realtor
5321 Old Middleton Road
Madison WI, 53705
608.213.4687

Thursday, December 23, 2010

Mortgage Rates Edge Down After Five Weeks of Gains



Mortgage Rates Edge Down After Five Weeks of Gains

Published: Thursday, 23 Dec 2010 | 10:28 AM ET
By: CNBC.com

Rates on fixed mortgages dipped after rising for five weeks in a row.

Freddie Mac says the average rate on a 30-year fixed mortgage slipped to 4.81 percent from 4.83 percent in the previous week. Last month, the rate reached a 40-year low of 4.17 percent, but has since been edging higher.

The average rate on the 15-year loan also fell to 4.15 percent from 4.17 percent. It hit 3.57 percent in November, the lowest level on records starting in 1991.

Rates had been rising since early November as investors took money out of Treasurys. Traders expect the recent tax-cut plan will boost economic growth and potentially increase inflation.

Yields tend to rise on fears of higher inflation. Mortgage rates track the yields on the 10-year Treasury note.


Mark Williams, Broker, ABR, Realtor
5321 Old Middleton Road
Madison WI, 53705
608.213.4687


Consumer Sentiment at Highest Level Since June (This is good!)


Consumer Sentiment at Highest Level Since June

Published: Thursday, 23 Dec 2010 | 9:59 AM ET

By: Reuters

Confidence among U.S. consumers rose in December to its highest level since June, on improved job prospects and larger discounts from retailers, a survey released Thursday showed.

The Thomson Reuters/University of Michigan's final reading on the overall index on consumer sentiment came in at 74.5, up from 71.6 in November.

It was slightly below the median forecast of 74.7 among economists polled by Reuters.

"The overall tenor of news about recent economic developments was on balance more favorable than at any time during the past six years," wrote Richard Curtin, the survey's director.

Twenty-seven percent of consumers spontaneously reported upbeat news about employment gains, the highest proportion since 1983, he wrote.

The survey's barometer of current economic conditions was 85.3 in December, up from 82.1 percent in November but below a forecast of 86.

The survey's gauge of consumer expectations, which more closely projects the direction of consumer spending, rose to 67.5, also the highest level since June. That was above November's 64.8 percent, and in line with expectations.

Households said they expect an inflation rate of 3 percent a year from now, unchanged from November. Americans' forecast for inflation over the next five years held at 2.8 percent for a third month in a row.


Mark Williams, Broker, ABR, Realtor
5321 Old Middleton Road
Madison WI, 53705
608.213.4687


Previously owned home sales rise (Different Article)


Thursday, Dec. 23, 2010

Previously owned home sales rise

But experts still think it will take several years for home sales to return to healthy levels

By MARTIN CRUTSINGER - The Associated Press
 

WASHINGTON — More people bought previously owned homes in November, the third increase in four months after the worst summer season in more than a decade.

Still, economists say it could take years for home sales to return to healthy levels.

Buyers bought homes at a seasonally adjusted annual rate of 4.68 million, the National Association of Realtors said Wednesday. Even with the rise, this year is shaping up to be the worst for home sales since 1997.

Economists say it could take at least two years or longer to return to a more normal level for sales of around 6 million units a year.

"The housing market is still flat on its back, but there are signs that it is starting to pick itself up," said Mark Zandi, chief economist at Moody's Analytics. "Even with the improvements we expect, next year will still be a very weak market."

The housing market is still struggling to recover from a boom-bust cycle which helped trigger a severe economic recession. Home prices have tumbled in most markets and many potential buyers worry that prices could fall further.

The median price of a home sold in November was $170,600.

Zandi said he expects prices will fall another 5 percent from where they are now, hitting a bottom in the summer of next year.

A major problem is the glut of unsold homes on the market. Those numbers fell to 3.71 million units in November. It would take 9.5 months to clear them off the market at the November sales pace. Most analysts say a six to seven-month supply represents a healthy supply of homes.

Analysts said the situation is much worse when the "shadow inventory" of homes is taken into account. These are homes that are in the early stages of the foreclosure process but have not been put on the market yet for resale.

David Wyss, chief economist at Standard & Poor's in New York, said when these homes are added, the inventory level would actually be about double where it is now.

"There is a big shadow inventory out there of houses that are in the process of foreclosure or are underwater and will go into foreclosure," Wyss said. "We are still bouncing along the bottom in housing."

Patrick Newport, a housing economist at IHS Global Insight, said he believed sales of previously owned homes could actually drop farther in 2011, dipping to 4.6 million units and then begin a gradual recovery in 2012. He said it could take until 2014 for sales to return to around 6 million units.

For November, sales were up in all regions of the country led by an 11.7 percent rise in the West. Sales were up 6.4 percent in the Midwest, 2.9 percent in the South and 2.7 percent in the Northeast.

The November increase was driven by a 6.7 percent rise in sales of single-family homes which pushed activity in this area to an annual rate of 4.15 million units. Sales of condominiums dropped 1.9 percent to a rate of 530,000 units.

 

Mark Williams, Broker, ABR, Realtor
5321 Old Middleton Road
Madison WI, 53705
608.213.4687


Fwd: Home Sales Rise 5.6% In November


Home Sales Rise 5.6% In November
Existing home sales picked up steam in November, though they are still down nearly 30% from this time last year.
Reporter: CNN
 
 

NEW YORK (CNNMoney.com) -- Existing home sales picked up steam in November, though they are still down nearly 30% from this time last year.

Sales of previously-owned homes jumped 5.6% in November to an annual rate of 4.68 million, the National Association of Realtors reported Wednesday. The rate was down 27.9% from 12 months earlier, when a homebuyer tax credit helped lift sales to a two-year high of 6.49 million.

The report came in slightly better than expected. A consensus of experts surveyed by Briefing.com had forecast an annualized sales rate of 4.65 million.

Despite low home prices and mortgage rates, the housing market has continued to struggle through the recovery. Existing home sales slowed in October, following two straight months of gains. But those gains came after home sales sank 27% in July, hitting the lowest levels in 15 years.

"This report doesn't necessarily mean the housing market is getting better," said economist John Canally of LPL Financial. "We've taken a couple steps forward, one step back, and this is a step forward, but next month might be another step back -- these things tend to go in fits and starts."

But Lawrence Yun, NAR's chief economist, is hopeful that homebuyers will take advantage of improving affordability.

Housing bust? So what? We still want to own
"The relationship recently between mortgage interest rates, home prices and family income has been the most favorable on record for buying a home since we started measuring in 1970," he said. "Therefore, the market is recovering and we should trend up to a healthy, sustainable level in 2011."

The inventory of homes on the market dropped 4% in November to 3.71 million units. Canally said inventories are well below their peak, but a level around 2.2 million units is considered healthy.

The median price of all existing homes sold during November was $170,600, up a modest 0.4% from a year ago. About two-thirds of homes sold during the month were in foreclosure, NAR said.

"The fact home prices went up is a good sign and shows that the housing market is continuing a slow recovery," said Canally. "But home prices are still bouncing along the bottom."

While Canally said the housing market has a long way to go on its road to recovery, he agreed with Yun that sales are likely to gradually improve in the coming year.

"Banks still aren't willing to lend, but we're working down that inventory, the job market is getting better and affordability is at an all-time high," he said. "And now that we're six months removed from the homebuyer tax credit there's nothing pushing the market one way or another, so we'll get a gradual recovery -- no boom and no bust."


Mark Williams, Broker, ABR, Realtor
5321 Old Middleton Road
Madison WI, 53705
608.213.4687


Tuesday, December 21, 2010

The 3.8% Tax Is Not a Real Estate Transfer Tax

The 3.8% Tax Is Not a Real Estate Transfer Tax

November 24, 2010 by Robert Freedman · 4 Comments
Filed under: Breaking NewsLaw & PolicyPolitics & Government 

By Robert Freedman, Senior Editor, REALTOR® Magazine

Shortly after the federal government enacted sweeping healthcare reform earlier this year, there was considerable concern over a last-minute addition to the legislation: a 3.8 percent tax on investment income of upper-income households to help shore up Medicare. The tax takes effect in 2013.

Among the concerns expressed among consumers and business people, including real estate professionals, both then and today, is that the tax amounts to a transfer tax on real estate. Not true, NAR Director of Tax Policy Linda Goold says.

Here's how the tax works. For individuals earning $200,000 a year or more and married couples earning $250,000 a year or more, certain investment income above these income levels might be subject to the 3.8 percent tax on a portion of that income. I say "might" because whether the tax applies or not depends on many factors having to do with the kind and amount of the investment income the household receives.

Investment income includes capital gains, dividends, interest payments, and, for those who own rental property, net rental income.

Importantly, the $250,000 (for individuals) and $500,000 (for married couples) capital gain exclusion on the sale of a principal residence remains in place. So, if you're a married household that sold a house for a $500,000 gain (that's gain, not sale proceeds), that amount remains excluded from your income calculation.

Let's take a look at a married couple that has $325,000 in adjusted gross income (AGI), plus $525,000 in capital gains from the sale of their house.

This household would be considered upper-income by most standards. Not only is their income relatively high, at $325,000 (adjusted gross income, or AGI), but they're receiving a $525,000 gain on their house sale. Presumably, they bought their house years ago and it's appreciated over the years, so upon selling it, their gain is a relatively high $525,000.

For this household, only $25,000 in investment income would be subject to the 3.8 percent tax. That would amount to $950. That's because it's the $25,000 over the $500,000 capital gains exclusion that's taxable.

Before they would know that, though, they would have to do a calculation that involves their adjusted gross income. They would have to add their capital gain of $25,000 to the amount of their income above the $250,000 income trigger (for married couples).  Since their income is $325,000, they would add the $25,000 to $75,000 ($325,000 – $250,000), which would equal $100,000. Then they would compare the $25,000 to that $100,000, and apply the tax to the lesser of the two, which is the $25,000. Thus, $25,000 x 3.8%  = $950.

So, you have a household that had income of $850,000 for the year, and its tax on investment equaled $950.

This is a simplification. Other tax issues could come into play. But it shows that the tax applies to just a portion of investment income for certain upper-income households and that the capital gains exclusion remains untouched.

Nobody likes taxes, and this tax was inserted into the legislation at the 11th hour as a "pay-for," that is, as a revenue generator to help offset some of the costs of the reform. It's expected to generate $325 billion over eight years.

NAR has prepared a brochure that looks at how the tax might apply under eight income scenarios: 1) sale of principal residence (which we just looked at), 2) sale of a non-real estate asset, 3) gain, interest, and dividend from securities, 4) real estate investment income, 5) rental income as sole source of earnings, 6) sale of second home with no rental use, 7)  sale of inherited investment property, and 8. purchase and sale of investment property.

You can download the brochure for free. It's written in plain language and I think you'll find it organized efficiently, so you can see at a glance the potential considerations for the different scenarios. Of course, it's just guidance: each household's situation will be different, so you would want to suggest to your customers and clients that they consult with a tax advisor to make sure the tax is applied correctly in their case.

You can also get a good sense of how the tax works in the video above, in which Goold walks through a sample income scenario.

Mark Williams, Broker, ABR, Realtor
5321 Old Middleton Road
Madison WI, 53705
608.213.4687

Monday, December 20, 2010

Fwd: Commercial Real Estate on the Mend


Commercial Real Estate on the Mend 
Despite predictions of Armageddon in the commercial real estate industry, the segment remains a moneymaker. 

Commercial Mortgage Backed Securities (CMBS) were among the top-performing assets classes this year. "A year or two ago these were priced for the second Depression and then some," said Arne Espe, vice president of fixed income research at USAA Investment Management in San Antonio. "We haven't seen the huge defaults a lot of people were expecting."

Analysts counsel patience. "If you can give it some time, employment will bounce back and then commercial real estate will start rising," said Greg Michaud, who heads real estate finance at ING Investment Management.

Source: Fortune.com, Colin Barr (12/20/2010)


Mark Williams, Broker, ABR, Realtor
5321 Old Middleton Road
Madison WI, 53705
608.213.4687


Fwd: How is the real estate market...



How is the real estate market... So far this month, there have been 152 properties sold in Dane County. 65 have sold in the last 7 days. 
Of the properties sold this month... I commercial property, 36 Condos, 7 Lots, 5 apartment buildings, and 103 single family homes. 
Not bad considering...

Mark Williams, Broker, ABR, Realtor
5321 Old Middleton Road
Madison WI, 53705
608.213.4687


Friday, December 17, 2010

Interest Rate Spike

Rise in Yields Pushes Up Rates 
A sudden and unexpectedly quick bounce in Treasury yields has jolted the financial markets — including mortgage rates, which have risen rapidly in response. 

Freddie Mac puts 30-year home loan interest at an average of 4.83 percent for the week ended Dec. 16, up from a record bottom of 4.17 percent a month ago. 

Although the rate is still favorable by historical norms, any jump in borrowing costs is certain to pinch housing demand, prevent refinancing, and motivate sellers to reduce asking prices.

Source: The Wall Street Journal, Nick Timiraos and Mark Gongloff (12/17/10)

© Copyright 2010 Information Inc.


Mark Williams, Broker, ABR, Realtor
5321 Old Middleton Road
Madison WI, 53705
608.213.4687

Fwd: Cost Return Data - Madison Wisconsin... Should I remodel ?





Madison, WI - Midrange Data
2010-11 East North Central Averages
Job Cost Resale Value Cost Recouped Project Job Cost Resale Value Cost Recouped Change vs. 2009-10
$52,675 $36,513 69.3% Attic Bedroom $54,517 $38,934 71.4% Change
$14,812 $5,796 39.1% Backup Power Generator $15,606 $6,316 40.5% Change
$66,158 $41,368 62.5% Basement Remodel $67,533 $37,967 56.2% Change
$41,774 $23,372 55.9% Bathroom Addition $42,919 $19,571 45.6% Change
$17,116 $10,418 60.9% Bathroom Remodel $17,304 $9,516 55.0% Change
$15,521 $10,239 66.0% Deck Addition (composite) $15,911 $8,948 56.2% Change
$10,752 $7,731 71.9% Deck Addition (wood) $11,246 $6,834 60.8% Change
$3,583 $2,488 69.4% Entry Door Replacement (fiberglass) $3,672 $1,951 53.1% Change
$1,223 $964 78.8% Entry Door Replacement (steel) $1,270 $966 76.1% Change
$87,430 $51,365 58.8% Family Room Addition $90,802 $48,395 53.3% Change
$61,671 $37,565 60.9% Garage Addition $64,039 $31,530 49.2% Change
$1,285 $779 60.6% Garage Door Replacement $1,345 $917 68.2% Change
$28,875 $14,895 51.6% Home Office Remodel $29,856 $11,377 38.1% Change
$58,671 $40,018 68.2% Major Kitchen Remodel $60,092 $36,261 60.3% Change
$110,176 $72,436 65.7% Master Suite Addition $114,217 $62,511 54.7% Change
$21,921 $16,725 76.3% Minor Kitchen Remodel $22,239 $14,169 63.7% Change
$21,827 $10,571 48.4% Roofing Replacement $23,347 $11,015 47.2% Change
$11,349 $7,534 66.4% Siding Replacement (vinyl) $11,701 $7,484 64.0% Change
$75,590 $40,644 53.8% Sunroom Addition $77,792 $32,536 41.8% Change
$169,861 $120,370 70.9% Two-Story Addition $172,606 $98,817 57.3% Change
$11,059 $8,148 73.7% Window Replacement (vinyl) $11,661 $7,252 62.2% Change
$12,089 $8,929 73.9% Window Replacement (wood) $12,686 $7,959 62.7% Change
Madison, WI - Upscale Data
2010-11 East North Central Averages
Job Cost Resale Value Cost Recouped Project Job Cost Resale Value Cost Recouped Change vs. 2009-10
$80,235 $43,011 53.6% Bathroom Addition $81,968 $38,228 46.6% Change
$55,528 $30,572 55.1% Bathroom Remodel $55,660 $26,857 48.3% Change
$38,030 $21,158 55.6% Deck Addition (composite) $39,020 $19,091 48.9% Change
$91,109 $51,388 56.4% Garage Addition $94,544 $42,646 45.1% Change
$3,553 $2,296 64.6% Garage Door Replacement $3,607 $2,150 59.6% Change
$7,722 $5,025 65.1% Grand Entrance (fiberglass) $7,965 $4,369 54.9% Change
$114,510 $71,842 62.7% Major Kitchen Remodel $115,658 $61,123 52.8% Change
$236,895 $140,180 59.2% Master Suite Addition $241,301 $110,212 45.7% Change
$38,930 $22,430 57.6% Roofing Replacement $41,611 $18,447 44.3% Change
$13,391 $9,448 70.6% Siding Replacement (fiber-cement) $13,576 $9,369 69.0% Change
$13,949 $9,122 65.4% Siding Replacement (foam-backed vinyl) $14,306 $9,025 63.1% Change
$14,328 $10,484 73.2% Window Replacement (vinyl) $15,063 $9,283 61.6% Change
$18,266 $11,740 64.3% Window Replacement (wood) $18,986 $11,003 58.0% Change
Mark Williams, Broker, ABR, Realtor
5321 Old Middleton Road
Madison WI, 53705
608.213.4687


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