Pub. 17, Chapter 15 - Sale of Property
This section discusses the tax treatment of gains and losses from
different types of investment transactions. For information about the
tax treatment of gains and losses on the sale or exchange of property
used in a trade or business, see Publication 544.
Character of gain or loss.
You need to classify your gains and
losses as either ordinary or capital gains or losses. You then need to classify
your capital gains and losses as either short-term or long-term. If you have
long-term gains and losses, you must identify your 28% rate gains and losses.
The correct classification and identification helps you figure the
limit on capital losses and the correct tax on capital gains.
Reporting capital gains and losses is explained in chapter 17.
Capital or Ordinary Gain or Loss
If you have a taxable gain or a deductible loss from a transaction,
it may be either a capital gain or loss or an ordinary gain or loss,
depending on the circumstances. Generally, a sale or trade of a
capital asset (defined next) results in a capital gain or loss. A sale
or trade of a noncapital asset generally results in ordinary gain or
loss. Depending on the circumstances, a gain or loss on a sale or
trade of property used in a trade or business may be treated as either
capital or ordinary, as explained in Publication 544.
In some
situations, part of your gain or loss may be a capital gain or loss,
and part may be an ordinary gain or loss.
Capital Assets and Noncapital Assets
For the most part, everything you own and use for personal
purposes, pleasure, or investment is a capital asset. Some
examples are:
- Stocks or bonds held in your personal account,
- A house owned and used by you and your family,
- Household furnishings,
- A car used for pleasure or commuting,
- Coin or stamp collections,
- Gems and jewelry, and
- Gold, silver, or any other metal.
The following items are noncapital assets.
- Property held mainly for sale to customers or
property that will physically become a part of the merchandise that
is for sale to customers.
- Depreciable property used in your trade or business,
even if fully depreciated.
- Real property used in your trade or business.
- A copyright, a literary, musical, or artistic composition,
a letter or memorandum, or similar property:
- Created by your personal efforts,
- Prepared or produced for you as a letter, memorandum, or similar
property, or
- Acquired under circumstances (for example, by gift) entitling
you to the basis of the person who created the property or for
whom it was prepared or produced.
- Accounts or notes receivable acquired in the
ordinary course of a trade or business for services rendered or from
the sale of any of the properties described in (1).
- U.S. Government publications
that you received from the government free or for less than the normal
sales price, or that you acquired under circumstances entitling you
to the basis of someone who received the publications free or for
less than the normal sales price.
Property Held for Personal Use
Property held for personal use is a capital asset. Gain from a sale or trade
of that property is a capital gain. Loss from the sale or trade of that
property is not deductible. You can deduct a loss relating to personal
use property only if it results from a casualty, such as a fire or hurricane,
or a theft, as discussed in chapter 27.
Investment Property
Investment property is a capital asset. Any gain or loss you have from
its sale or trade is generally a capital gain or loss.
Gold, silver, stamps, coins, gems, etc.
These are capital assets
except when they are held for sale by a dealer. Any gain or loss you have from
their sale or trade generally is a capital gain or loss.
Stocks, stock rights, and bonds.
All of these (including stock
received as a dividend) are capital assets except when held for sale by a securities
dealer. However, if you own small business stock, see Losses on Section 1244
(Small Business) Stock and Losses on Small Business Investment Company
Stock in chapter 4 of Publication
550.
Personal use property.
Property held for personal use only, rather
than for investment, is a capital asset, and you must report a gain from its
sale as a capital gain. However, you cannot deduct a loss from selling personal
use property.
Discounted debt instruments.
Treat your gain or loss on the
sale, redemption, or retirement of a bond or other debt instrument originally
issued at a discount or bought at a discount as capital gain or loss, except
as explained in the following discussions.
Short-term government obligations.
Treat gains on short-term federal, state, or local government
obligations (other than tax-exempt obligations) as ordinary income up
to your ratable share of the acquisition discount. This treatment
applies to obligations that have a fixed maturity date not more than 1
year from the date of issue. Acquisition discount is the
stated redemption price at maturity minus your basis in the
obligation.
However, do not treat these gains as income to the extent you
previously included the discount in income. See Discount on
Short-Term Obligations in chapter 1 of Publication 550
for more
information.
Short-term nongovernment obligations.
Treat gains on short-term nongovernment obligations as ordinary
income up to your ratable share of original issue discount (OID). This
treatment applies to obligations that have a fixed maturity date of
not more than 1 year from the date of issue.
However, to the extent you previously included the discount in
income, you do not have to include it in income again. See
Discount on Short-Term Obligations in chapter 1 of
Publication 550
for more information.
Tax-exempt state and local government bonds. If these bonds
were originally issued at a discount before September 4, 1982, or you
acquired them before March 2, 1984, treat your part of the OID as tax-exempt
interest. To figure your gain or loss on the sale or trade of these
bonds, reduce the amount realized by your part of the OID.
If the bonds were issued after September 3, 1982, and acquired
after March 1, 1984, increase the adjusted basis by your part of the
OID to figure gain or loss. For more information on the basis of these
bonds, see Discounted tax-exempt obligations in chapter 4 of Publication 550.
Any gain from market discount is usually taxable on disposition or
redemption of tax-exempt bonds. If you bought the bonds before May 1,
1993, the gain from market discount is capital gain. If you bought the
bonds after April 30, 1993, the gain from market discount is ordinary
income.
You figure the market discount by subtracting the price you paid
for the bond from the sum of the original issue price of the bond and
the amount of accumulated OID from the date of issue that represented
interest to any earlier holders. For more information, see Market
Discount Bonds in chapter 1 of Publication 550.
A loss on the sale or other disposition of a tax-exempt state or
local government bond is deductible as a capital loss.
Redeemed before maturity.
If a state or local bond that was issued before June 9, 1980,
is redeemed before it matures, the OID is not taxable to you.
If a state or local bond issued after June 8, 1980, is
redeemed before it matures, the part of the OID that is earned while
you hold the bond is not taxable to you. However, you must report the
unearned part of the OID as a capital gain.
Example.
On July 1, 1988, the date of issue, you bought a 20-year, 6%
municipal bond for $800. The face amount of the bond was $1,000. The
$200 discount was OID. At the time the bond was issued, the issuer had
no intention of redeeming it before it matured. The bond was callable
at its face amount beginning 10 years after the issue date.
The issuer redeemed the bond at the end of 11 years (July 1, 1999)
for its face amount of $1,000 plus accrued annual interest of $60. The
OID earned during the time you held the bond, $73, is not taxable. The
$60 accrued annual interest also is not taxable. However, you must
report the unearned part of the OID ($127) as a capital gain.
Long-term debt instruments issued after 1954 and before May
28, 1969 (or before July 2, 1982, if a government instrument). If
you sell, trade, or redeem for a gain one of these debt instruments,
the part of your gain that is not more than your ratable share of the
OID at the time of the sale or redemption is ordinary income. The rest
of the gain is capital gain. If, however, there was an intention to
call the debt instrument before maturity, all of your gain that is not
more than the entire OID is treated as ordinary income at the time of
the sale. This treatment of taxable gain also applies to corporate instruments
issued after May 27, 1969, under a written commitment that was binding
on May 27, 1969, and at all times thereafter.
See Original Issue Discount (OID) in chapter 8
for more
information.
Long-term debt instruments issued after May 27, 1969 (or after
July 1, 1982, if a government instrument). If you hold one of these
debt instruments, you must include a part of the OID in your gross income
each year that you own the instrument. Your basis in the instrument
is increased by the amount of OID that you have included in your gross
income. See Original Issue Discount (OID) in chapter
8 for information about the OID that you must report on your tax
return.
If you sell or trade the debt instrument before maturity, your gain
is a capital gain. However, if at the time the instrument was
originally issued there was an intention to call it before its
maturity, your gain generally is ordinary income to the extent of the
entire OID reduced by any amounts of OID previously includible in your
income. In this case, the rest of the gain is a capital gain.
Market discount bonds.
If the debt instrument has market discount and you chose to include
the discount in income as it accrued, increase your basis in the debt
instrument by the accrued discount to figure capital gain or loss on
its disposition. If you did not choose to include the discount in
income as it accrued, you must report gain as ordinary interest income
up to the instrument's accrued market discount. The rest of the gain
is capital gain. See Market Discount Bonds in chapter 1 of
Publication 550.
Retirement of debt instrument.
Any amount that you receive on the retirement of a debt instrument
is treated in the same way as if you had sold or traded that
instrument.
Notes of individuals.
If you hold an obligation of an individual
that was issued with OID after March 1, 1984, you generally must include the
OID in your income currently, and your gain or loss on its sale or retirement
is generally capital gain or loss. An exception to this treatment applies if
the obligation is a loan between individuals and all of the following requirements
are met.
- The lender is not in the business of lending money.
- The amount of the loan, plus the amount of any outstanding
prior loans, is $10,000 or less.
- Avoiding federal tax is not one of the principal purposes of
the loan.
If the exception applies, or the obligation was issued before March
2, 1984, you do not include the OID in your income currently. When you
sell or redeem the obligation, the part of your gain that is not more
than your accrued share of the OID at that time is ordinary income.
The rest of the gain, if any, is capital gain. Any loss on the sale or
redemption is capital loss.
Deposits in insolvent or bankrupt financial institution.
If
you can reasonably estimate your loss on a deposit because of the bankruptcy
or insolvency of a qualified financial institution, you can choose to treat
the amount as either a casualty loss or an ordinary loss in the current year.
Either way, you claim the loss as an itemized deduction. Otherwise, you can
wait until the year of final determination of the actual loss and treat the
amount as a nonbusiness bad debt (discussed later) in that year.
If you claim a casualty loss, attach Form 4684,
Casualties and Thefts, to your return. Each loss must
be reduced by $100. Your total casualty losses for the year are
reduced by 10% of your adjusted gross income.
If you claim an ordinary loss, report it as a miscellaneous
itemized deduction on line 22 of Schedule A (Form 1040). The maximum
amount you can claim is $20,000 ($10,000 if you are married filing
separately) reduced by any expected state insurance proceeds. Your
loss is subject to the 2%-of-adjusted-gross-income limit. You cannot
choose to claim an ordinary loss if any of the deposit is federally
insured.
You cannot choose either of these methods if:
- You own at least 1% of the financial institution,
- You are an officer of the institution, or
- You are related to such an owner or officer. You are related
if you and the owner or officer are "related parties," as defined
earlier under Related Party Transactions, or if you are the
owner's or officer's aunt, uncle, nephew, or niece.
If the actual loss that is finally determined is more than the amount deducted
as an estimated loss, you can claim the excess loss as a bad debt. If
the actual loss is less than the amount deducted as an estimated loss,
you must include in income (in the final determination year) the excess
loss claimed. See Recoveries, in Publication
525, Taxable and Nontaxable Income.
Sale of Annuity
The part of any gain on the sale of an annuity contract before its maturity
date that is based on interest accumulated on the contract is ordinary
income.
Nonbusiness Bad Debts
If someone owes you money that you cannot collect, you have a bad
debt. You may be able to deduct the amount owed to you when you figure
your tax for the year the debt becomes worthless. A debt must be
genuine for you to deduct a loss. A debt is genuine if it arises from
a debtor-creditor relationship based on a valid and enforceable
obligation to repay a fixed or determinable sum of money.
Bad debts that you did not get in the course of operating your
trade or business are nonbusiness bad debts. To be deductible,
nonbusiness bad debts must be totally worthless. You cannot deduct a
partially worthless nonbusiness debt.
Basis in bad debt required.
To deduct a bad debt, you must have
a basis in it -- that is, you must have already included the amount in your
income or loaned out your cash. For example, you cannot claim a bad debt deduction
for court-ordered child support not paid to you by your former spouse. If you
are a cash method taxpayer (most individuals are), you generally cannot take
a bad debt deduction for unpaid salaries, wages, rents, fees, interest, dividends,
and similar items.
How to report bad debts.
Deduct nonbusiness bad debts as short-term
capital losses on Schedule D (Form 1040).
In Part I, line 1 of Schedule D, enter the name of the debtor and
"statement attached," in column (a). Enter the amount of the bad
debt in parentheses in column (f). Use a separate line for each bad
debt.
For each bad debt, attach a statement to your return that contains:
- A description of the debt, including the amount, and the
date it became due,
- The name of the debtor, and any business or family
relationship between you and the debtor,
- The efforts you made to collect the debt, and
- Why you decided the debt was worthless. For example, you
could show that the borrower has declared bankruptcy, or that legal
action to collect would probably not result in payment of any part of
the debt.
Filing a claim for refund. If you do not deduct
a bad debt on your original return for the year it becomes worthless,
you can file a claim for a credit or refund due to the bad debt. You
must use Form 1040X, Amended U.S. Individual Income Tax Return, to
amend your return for the year the debt became worthless. You must file
it within 7 years from the date your original return for that year had
to be filed, or 2 years from the date you paid the tax, whichever is
later. For more information about filing a claim, see Amended Returns
and Claims for Refund in chapter 1.
Additional information.
For more information, see Nonbusiness
Bad Debts in Publication 550.
For information on business bad debts, see chapter 14 of Publication
535, Business Expenses.
Losses on Small Business Stock
You can deduct as an ordinary loss, rather than as a capital loss,
your loss on the sale, trade, or worthlessness of section 1244 stock.
Any gain on this stock is capital gain and is reported on Schedule D
(Form 1040) if the stock is a capital asset in your hands. See
Losses on Section 1244 (Small Business) Stock and
Losses on Small Business Investment Company Stock in
chapter 4 of Publication 550.
Holding Period
If you sold or traded investment property, you must determine your
holding period for the property. Your holding period determines
whether any capital gain or loss was a short-term or long-term capital
gain or loss.
Long term or short term.
If you hold investment property more
than 1 year, any capital gain or loss is a long-term capital
gain or loss. If you hold the property 1 year or less, any capital
gain or loss is a short-term capital gain or loss.
To determine how long you held the investment property, begin
counting on the date after the day you acquired the property. The day
you disposed of the property is part of your holding period.
Example.
If you bought investment property on February 5, 1998 and sold it
on February 5, 1999, your holding period is not more than one year and
you will have a short-term capital gain or loss. If you sold it on
February 6, 1999, your holding period is more than 1 year and you will
have a long-term capital gain or loss.
Securities traded on established market.
For securities traded
on an established securities market, your holding period begins the day after
the trade date you bought the securities, and ends on the trade date you sold
them.
Do
not confuse the trade date with the settlement date, which is the date
by which the stock must be delivered and payment must be made.
Example.
You are a cash method, calendar year taxpayer. You sold stock at a
gain on December 30, 1999. According to the rules of the stock
exchange, the sale was closed by delivery of the stock 3 trading days
after the sale, on January 5, 2000. You received payment of the sales
price on that same day. Report your gain on your 1999 return, even
though you received the payment in 2000. The gain is long term or
short term depending on whether you held the stock more than 1 year.
Your holding period ended on December 30. If you had sold the stock at
a loss, you would also report it on your 1999 return.
Nontaxable trades.
If you acquire investment property in a trade
for other investment property and your basis for the new property is determined,
in whole or in part, by your basis in the old property, your holding period
for the new property begins on the day following the date you acquired the old
property. Chapter 14 discusses basis.
Property received as a gift.
If you receive a gift of property
and your basis is determined by the donor's basis, your holding period is considered
to have started on the same day the donor's holding period started.
If your basis is determined by the fair market value of the
property, your holding period starts on the day after the date of the
gift.
Inherited property.
If you inherit investment property and your
basis for it is:
- Determined by its fair market value at the date of the
decedent's death,
- Determined by its fair market value at the alternate
valuation date, or
- The decedent's adjusted basis (for appreciated
property),
your capital gain or loss on any later disposition of that
property is treated as a long-term capital gain or loss. This is true
regardless of how long you actually held the property. See
Inherited Property in chapter 14.
Real property bought.
To figure how long you have held real property
bought under an unconditional contract, begin counting on the day after you
received title to it or on the day after you took possession of it and assumed
the burdens and privileges of ownership, whichever happened first. However,
taking delivery or possession of real property under an option agreement is
not enough to start the holding period. The holding period cannot start until
there is an actual contract of sale. The holding period of the seller cannot
end before that time.
Loss on mutual fund or REIT stock held 6 months or
less.
If
you hold stock in a mutual fund or real estate investment trust (REIT) for 6
months or less and then sell it at a loss, special rules may apply. See chapter
4 of Publication 550.
Automatic investment service and dividend reinvestment
plans.
If you take part in a plan to buy stock through a bank or other agent, the date
the bank or other agent buys the stock is your purchase date for figuring the
holding period of that stock. In determining your holding period for shares
bought by the bank or other agent, full shares are considered bought first and
any fractional shares are considered bought last. If a full share or a partial
share was bought over a period of more than one purchase date, your holding
period for that share is a split holding period. A part of the share is considered
to have been bought on each date that stock was bought by the bank or other
agent with the proceeds of available funds.
Stock dividends.
The holding period for stock you received as
a taxable stock dividend begins on the date of distribution.
The holding period for new stock you received as a nontaxable stock
dividend begins on the same day as the holding period of the old
stock. This rule also applies to stock acquired in a "spin-off,"
which is a distribution of stock or securities in a controlled
corporation.
Nontaxable stock rights.
Your holding period for nontaxable
stock rights begins on the same day as the holding period of the underlying
stock. The holding period for stock acquired through the exercise of stock rights
begins on the date the right was exercised.
Rollover of Gain From Publicly Traded Securities
You may qualify for a tax-free rollover of certain gains from the
sale of publicly traded securities. This means that if you buy certain
replacement property and make the choice described in this section,
you postpone part or all of your gain. You postpone the gain by
adjusting the basis of the replacement property as described in
Basis of replacement property, later. This postpones your
gain until the year you dispose of the replacement property.
You qualify to make this choice if you meet all the following
tests.
- You sell publicly traded securities at a gain. Publicly
traded securities are securities traded on an established securities
market.
- Your gain from the sale is a capital gain.
- During the 60-day period beginning on the date of the sale,
you buy replacement property. This replacement property must be either
common stock or a partnership interest in a
specialized small business investment company
(SSBIC). This is any partnership or corporation licensed by the Small
Business Administration under section 301(d) of the Small Business
Investment Act of 1958, as in effect on May 13, 1993.
Amount of gain recognized.
If you make the choice described in
this section, you must recognize gain only up to the following amount:
- The amount realized on the sale, minus
- The cost of any common stock or partnership interest in an
SSBIC that you bought during the 60-day period beginning on the date
of sale (and did not previously take into account on an earlier sale
of publicly traded securities).
If this amount is less than the amount of your gain, you can
postpone the rest of your gain, subject to the limit described next.
If this amount is equal to or more than the amount of your gain, you
must recognize the full amount of your gain.
Limit on gain postponed.
The amount of gain you can postpone each year is limited to the
smaller of:
- $50,000 ($25,000 if you are married and file a separate
return), or
- $500,000 ($250,000 if you are married and file a separate
return), minus the amount of gain you postponed for all earlier
years.
Basis of replacement property.
You must subtract the amount of
postponed gain from the basis of your replacement property.
How to report gain.
See the Schedule D (Form 1040) instructions
for details on how to report the gain.
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