San Diego Tax Blog

San Diego Tax Blog

Monday, August 26, 2013

Plan for Your Retirement: No One Else Will

The Social Security trust fund will be exhausted by 2037.  This is according to one estimate provided by the Social Security Administration.

This means that it is up to you to provide for your retirement. But don't worry, you can make sure that you have a comfortable retirement if you follow two pieces of advice:

1) Start saving for your retirement early.  Start now.  I know, you have a lot of bills to pay and it will be decades until you retire.  You feel like you can start saving when you are more financially secure, and will just make up for starting later by saving more in the future.  This could work, but it comes at a cost.

For example, take Bill and his friend Bob.  Both are young men with a lot of bills, but Bill's family taught him to start saving for his retirement as soon as he could.  Both got hired to full-time jobs when they were 24 years old.  Bill looked at his expenses, and realized he could contribute $2,000 a year to his retirement at the end of every year.  He invested conservatively, and earned a steady 5% return without taxes every year.  At the age of 65, he had just under $270,000 saved.

Bob, on the other hand, did not set aside any money in his 20s or 30s.  It took Bob 20 years to feel financially secure enough to start contributing to his retirement account.  Bob, now 44 years old, wanted to catch up with Bill and decided to put  $7,000 a year into his retirement account at the end of every year.  Bob invested the same as Bill, and earned the same steady 5% return without taxes every year.  At the age of 65, he had just over $260,000 saved.

As you can see, in order to have between $260,000 and $270,000 in their retirement accounts, Bill only had to contribute $82,000 while Bob had to contribute $147,000 ($65,000 more).  This is all because Bill started saving at an early age.

That is the power of compounding investment returns.


2) Invest through a qualified retirement plan.  The IRS gives special tax treatment to certain types of retirement accounts including, but not limited to:
  • 401(k)
  • 403(b)
  • Traditional IRA
  • Roth IRA
There are different features and tax incentives attached to each of these types of retirement accounts, but they share one very important feature.  All the earnings grow tax-free.  Bob and Bill both had their money invested in a qualified retirement account, so all of the earnings grew tax-free.  If they decided to put their retirement savings in a normal investment account, they each would have had far less in their retirement accounts because they would have a significant amount taken out each year in taxes.

It is very rare for the government to allow you to invest your money without taxing it for decades, if ever.

These types of retirement accounts have another significant tax incentive.

Contributions to 401(k)s and 403(b)s reduce the amount of taxable wages you report on your tax return.  For example, if you earned $100,000 in a year, and you contributed $5,000 to your 401(k), your W-2 would only show $95,000 of gross wages.

Contributions to a Traditional IRA are deductible for the year of the contribution.  Thus, if you earned $100,000 during the year and contributed $5,000 to your Traditional IRA, you would take a deduction on your tax return for $5,000, leaving you with gross income of $95,000.

Assuming you are in a 25% federal tax bracket, you would save $1,250 in federal taxes for making a $5,000 contribution to your own retirement.

Distributions from a Roth IRA are tax-free.  This is delayed gratification, but if you expect to be in a higher income tax bracket when you retire or you think that tax rates will go up, you can choose to put your money into a Roth IRA and let it grow tax-free and then eventually take it out of your retirement account tax-free.

Please note that this is only a very brief overview of retirement plans.  I plan to discuss different aspects of retirement plans and the benefits to employers to sponsoring a 401(k) or 403(b) plan in future blog posts.

I strongly encourage you to talk to your financial advisor about setting up a retirement plan if you do not have one already.  If you need a referral to a financial advisor, I know a great financial advisor who would be happy to answer any of your questions.

I would love to get your feedback through comments below.  If you have a question that you would like to discuss with me privately, please do not hesitate to send me an e-mail.

Tuesday, August 20, 2013

The Value of Rental Real Estate


 
Like most people, I want to be financially successful.  As a tax practitioner with a number of financially successful clients, I have the unique ability to see what traits they have in common.  One particular trait stands out to me: they diversify their investments among stocks, bonds, and rental real estate.
 
What makes rental real estate an attractive investment to the wealthy?
 
It could be the simple business model.  Person A needs a place to live.  Person B owns an extra house.  Person A pays Person B to live there.
 
It could be that it is a tangible investment.  An investment simply feels more real if you can see it before your eyes.
 
Or it could be that the investor expects the property value to rise and wants to finance the property through others paying rent.
 
In addition to all those reason, I think the tax incentives that the government gives rental property owners is a big factor. 
 
 


There are a number of tax advantages to owning rental real estate.

  • Depreciation.  When you are renting out real estate, you are entitled to depreciate the full value of the building over a number of years (how many depends on whether it is a residential or non-residential property).  This means that you can depreciate both the amount of cash you paid plus the amount that you borrowed on the property.  Note: Only the building is depreciable, not the value of the land.
  • Expenses are deductible.  All the expenses you incur in renting the property are deductible.  This includes mortgage interest, property taxes, a property manager, HOA fees, utilities, etc.  Of particular value is the mortgage interest deduction.  As I mentioned above, you are already allowed to depreciate the mortgage, but this deduction allows you to deduct the interest paid as well.
  • Capital Gains.  When you eventually sell the property, assuming that you purchased as a rental and operated it in that manner, any gain will be taxed at capital gains rates which are significantly lower than ordinary income tax rates.
Taking advantage of these incentives means that in some years investors may have a positive cash flow but little to no taxable income.

There are some limitations on these benefits.  Because of tax games that were played in the 1980s, Congress has categorized all rental income as "passive income" and only allows passive losses to offset passive income.  There are two exceptions. 

The first is for real estate professionals, which we will not discuss here.  The second exception allows individuals to deduct up to $25,000 of rental losses if they actively participated in the real estate activity.  This exception phased out for individuals with modified adjusted gross incomes of greater than $100,000.

Some successful investors choose to participate in real estate investment groups instead of purchasing properties themselves.  In addition to all the tax benefits, this lets the investors avoid the traditional landlord responsibilities, gives them access to professionals to select the best investments, and allows them to invest smaller amounts.  For example, I know of one San Diego-based real estate investment group that allows investors to join for as low as $10,000.  This is significantly less than the 20-30% downpayment that a bank may require to finance a rental property.

I would love to get your feedback and answer any questions you may have.  If you want to ask me a question privately, please send me an e-mail.

Also, please let me know if you would like a referral to any of the following professionals:
  • Real Estate Agent
  • Property Manager
  • Mortgage Broker
  • Home Owners Insurance Agent
  • Real Estate Investment Group

Monday, August 19, 2013

Initial Blog Post

Hi and thank you for checking out my new weekly blog!

I am a practicing CPA/ Tax Attorney at Reid, Sahm, Isaacs & Schmelzlen, LLP, a San Diego CPA firm.  My focus is on tax preparation, planning, and controversy resolution for individuals and businesses.
If you would like to learn more about me, please click here, or check me out on LinkedIn.





This blog will be about various topics to discuss their tax implications.  For example, I will soon be writing about the tax advantages of owning rental real estate.

In every blog post, it is my goal to help educate people about the potential tax consequences to a certain action, and to give my commentary.  Please consult a tax professional before acting on anything I discuss.  Everything I discuss is in generalities, and because of your specific situation different rules may apply.  Also, as blog posts live on the internet forever and tax laws change frequently, you will want to check to see the tax laws that I am discussing still apply.

Finally, I have a network of professionals that I trust and would be happy to refer you to.  If I know a professional who works in an industry I am discussing in a certain blog, I will mention that at the end of the blog.

This blog will be updated at least once a week.