For many retirees, downsizing is a strategic move toward a more manageable and financially secure retirement. Whether it’s to reduce expenses, adapt to an accessible living environment, or adjust to needing less space, downsizing can be practical and liberating. This article will address three tax considerations for retirees downsizing their homes.

According to Vanguard, home equity makes up roughly half the net worth of homeowners aged 60 and older. For those who purchased their homes decades ago, the numbers are striking. In 2000, the median-priced home was $119,600, while the median home reached nearly $418,000 in December 2023—a 350% increase. This trajectory suggests that many homeowners, especially those with more expensive homes, may have built significant equity over the years.

This realization prompts important questions: how might your home’s appreciation impact your taxes, and what strategies can you employ to minimize the tax burden? Understanding the tax considerations for retirees’ downsizing can significantly impact your financial planning.

1. Consider Your Tax Bracket

Federal capital gains tax is levied on the profit from selling assets like real estate owned for more than a year. While capital gains are taxed at rates more favorable than ordinary income taxes, they can still be substantial depending on your filing status, annual income, and how much your home has appreciated over time.

Long-term capital gains tax rates are tiered at 0%, 15%, and 20% based on your taxable income. In 2024, the capital gains rates are:

Capital Gains Tax Rate	Single Taxable Income	Married Filing Jointly Taxable Income
0%	Up to $47,025	Up to $94,050
15%	$47,026 to $518,900	$94,051 to $583,750
20%	Over $518,900	Over $583,750

If you are facing a potential capital gain beyond any exclusion if you sell your home, consider your current and future income levels when planning a sale. If you’re still earning a significant income, waiting until you retire could place you in a lower tax bracket, potentially reducing the amount owed in capital gains tax. Of course, this is just one factor to consider when selling your home.

2. Plan Ahead to Maximize the Capital Gains Tax Exclusion

If you qualify, there is a capital gains tax exclusion on the sale of a primary residence. Single filers can exclude up to $250,000 of the capital gains. Married couples filing jointly can exclude up to $500,000. To be eligible for this exemption, you must have used the property as your primary residence for at least two of the five years preceding the sale. Additionally, this exclusion cannot be claimed more than once every two years.

If the profit from selling your home exceeds the applicable exclusion limit, the surplus will be taxed as a capital gain. Understanding this threshold is crucial in planning your sale to minimize potential tax liabilities.

Preparing for various scenarios is essential, including those we may not wish to think about. If a spouse becomes widowed, the surviving spouse’s eligibility for the exclusion reduces to the single filer amount, which is half what couples can claim. However, certain properties may qualify for a step-up in basis, potentially adjusting the property’s value for tax purposes. This adjustment depends on where the property is located and how it’s owned or titled. While some properties may not receive a step-up at all, others could see a significant reduction in taxable gains due to this rule.

Given these nuances, it’s wise to review how your real estate is titled and to what extent either spouse might benefit from a step-up in basis. Understanding these details in advance can help you estimate whether the single-filer capital gains exclusion will suffice to offset any potential gains.

3. Keep Track of Your Capital Improvements

If you don’t qualify for the exclusion or only a portion of your gain is exempt, there may still be ways to reduce your taxes.

First, you’ll need to accurately calculate your home’s cost basis. This figure isn’t just the amount you originally paid for your property; it also includes the total of all capital improvements you’ve made over the years. To determine your cost basis, start with the original purchase price of your home, then add the cost of any significant improvements—such as remodeling a kitchen, adding a bedroom, or upgrading your heating system. Essentially, any improvements that add to the value of your home can increase its cost basis.

Suppose you bought your house for $200,000 and later invested $50,000 in a major renovation. If you haven’t already factored these improvements into your cost basis, doing so now could significantly reduce your taxable gain.

To ensure you can take full advantage of your adjusted cost basis, maintain detailed records of all home improvements and relevant expenses. Receipts, contracts, and before-and-after photos can serve as valuable documentation if the IRS requires proof of the improvements made. This documentation is essential for verifying your costs and simplifying the process of calculating your home’s adjusted cost basis.

Professional Guidance

As you consider the possibility of downsizing, it’s crucial to understand the tax implications. A tax professional can help you understand aspects of the financial landscape you might not have considered and offer strategies to optimize your position when the time comes to downsize.

Understanding the tax considerations for retirees’ downsizing can help you better prepare for the financial implications of such a significant life change. For a comprehensive evaluation and advice suited to your personal situation and goals, we encourage you to contact our office.