{"id":95398,"date":"2014-02-24T11:51:57","date_gmt":"2014-02-24T16:51:57","guid":{"rendered":"https:\/\/newwebdev.wordpress-developer.us\/hauteresidence\/?p=95398"},"modified":"2014-02-24T11:51:57","modified_gmt":"2014-02-24T16:51:57","slug":"wayne-franklin-abcs-capital-gains-taxes","status":"publish","type":"post","link":"https:\/\/newwebdev.wordpress-developer.us\/hauteresidence\/wayne-franklin-abcs-capital-gains-taxes\/","title":{"rendered":"Wayne Franklin on the ABCs of Capital Gains Taxes"},"content":{"rendered":"

\"wayne-franklin\"<\/a><\/p>\n

The tax law changed significantly in 2014, and there\u2019s a lot of confusion around those changes.\u00a0 I\u2019m hoping to put some of that confusion to rest.\u00a0 Of course, it\u2019s entirely possible with a topic like this, that you could be even more confused at the end.\u00a0 Not to worry \u2013 there will not be a test!<\/p>\n

The constant about tax laws is that they are constantly changing, no matter what country you live in \u2026 and that includes our beloved Mexico.\u00a0 It can also be even more confusing as Notarios have had differing opinions on the interpretation of the laws over the years.\u00a0 That said, most Notarios now are in relative agreement with the consistency in which the 2014 tax reforms are to be interpreted and implemented.<\/p>\n

One big thing to know \u2013 the \u201cexemption\u201d rules for capital gains taxes has effectively been eliminated.\u00a0 In other words, nobody is officially \u201cexempt\u201d from capital gains taxes any longer.\u00a0 No, this is not an attack on foreigners.\u00a0 The law applies to everybody, including Mexican nationals.\u00a0 The law states that there is a cap on exemption, which is 700,000 UDIS.\u00a0 A UDI is a fluctuating financial instrument which rate changes daily.\u00a0 As of this writing, the exemption cap translates to approximately $270,000 USD.\u00a0 This cap applies to an individual.\u00a0 If there are two individuals on title that are married or can prove that they also live in the property together, both individuals would qualify for the exemption cap, thus allowing for a $540,000 USD exemption.\u00a0 But this does not extend to multiple family members, etc, as it is unlikely that all parties on title actually use the home for their principal residence.\u00a0 Remember, the exemption applies to RESIDENCES that are used and occupied as the PRINCIPAL RESIDENCE of the owner(s).<\/p>\n

Does this mean you\u2019re exempt up to over a half million dollars in capital gains?\u00a0 No.\u00a0 It means that the value of the property up to 700,000 UDIS (approx. $270,000 USD) or in the case of a couple, approximately $540,000 USD, could be exempt from being taxed.\u00a0 Any gain over and above that figure is taxed at the current rate of 35%.\u00a0 You are legally allowed certain deductions against any tax that would be levied.<\/p>\n

In addition, you can\u2019t just get the UDIS \u201cexemption\u201d for the asking.\u00a0 You must qualify.\u00a0 And the list is extensive.\u00a0 You must have ALL of the following:\u00a0 Residente Temporal (working status) with monthly tax declarations or Residente Permanente (working or non-working status); RFC for either Temporal or Permanente; a constancia (official proof) of fiscal residence from Hacienda; AND original receipts of electric or water bill with the seal of payment on the bill or a payment ticket.\u00a0 If you have all but any one singular item, you do not qualify.<\/p>\n

Any capital improvements you have made to the property are deductible, as long as you have the necessary facturas to support the improvements.\u00a0 Furnishings are not improvements.\u00a0 Neither are certain things you might not suspect.\u00a0 Fans and light fixtures are not improvements.\u00a0 Neither are toilets.\u00a0 Yes, even though they are affixed.\u00a0 Kitchen cabinets are not necessarily considered improvements, as they potentially could be taken.\u00a0 A room addition is a capital improvement.\u00a0 New flooring is a capital improvement.\u00a0 Installation of a swimming pool is a capital improvement.\u00a0 If you do not have your facturas, if you have before\/after photos and a list of improvements, you can also solicit an improvement appraisal to attempt to increase your basis.\u00a0 There is a cost associated with this, as well as certain requirements that must also be met, and only a percentage of your improvements are considered, but this could be less expensive than the tax.\u00a0 A portion of your purchase closing costs could also be used as a deduction against your tax obligation.\u00a0 However, you will need to have the original facturas or they will not count.\u00a0 Brokerage fees are also deductible as long as you are paying the respective IVA charge to secure the factura.<\/p>\n

It is also important to note that even though you paid a certain price for a property and sold it at the same price or less you could still have capital gains taxes.\u00a0 Remember that when you purchased your property, the price was recorded in the peso exchange rate at the time you purchased.\u00a0 As we\u2019ve discussed in previous articles, the exchange rate of today could be considerably different than in the past.\u00a0 So even though you may have paid $100,000 USD for your property at an exchange of 9 ($900,000 pesos), and sell it today for $100,000 at an exchange rate of 12 ($1.2M Mexican pesos), the basic math on this reflects a gain of $300,000 pesos, subject to the tax and all applicable deductions.<\/p>\n

When working with a seller, I always have the capital gains tax calculation determined at the time of securing the listing.\u00a0 This way, the seller is able to ask whatever questions are appropriate at that time, rather than be surprised by it when negotiating an offer.\u00a0 At that point, it\u2019s too late and you could potentially lose a deal over it.\u00a0 Better to know up front, in my opinion\u2014good or bad.\u00a0 Of course, keep in mind, no matter what information has been provided when, laws are subject to change, including tax laws, at any time.\u00a0 Nobody, not the Notario, not the Realtor, not even the government, can guarantee what your ultimate tax obligation will or won\u2019t be from day to day.\u00a0 Best to stay informed and work with a professional who is up to speed on the current laws.<\/p>\n

To view a video from Wayne Franklin, click here<\/a> and select ‘Video’ to the right hand side of the page.<\/p>\n","protected":false},"excerpt":{"rendered":"

The tax law changed significantly in 2014, and there\u2019s a lot of confusion around those changes.\u00a0 I\u2019m hoping to put some of that confusion to rest.\u00a0 Of course, it\u2019s entirely possible with a topic like this, that you could be even more confused at the end.\u00a0 Not to worry \u2013 there will not be a […]<\/p>\n","protected":false},"author":16,"featured_media":54209,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[1749,750],"tags":[],"class_list":["post-95398","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-hlrn","category-real-estate-talk"],"acf":[],"yoast_head":"\nWayne Franklin on the ABCs of Capital Gains Taxes - Haute Residence by Haute Living<\/title>\n<meta name=\"description\" content=\"The tax law changed significantly in 2014, and there\u2019s a lot of confusion around those changes.\u00a0 I\u2019m hoping to put some of that confusion to rest.\u00a0 Of\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/newwebdev.wordpress-developer.us\/hauteresidence\/wayne-franklin-abcs-capital-gains-taxes\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Wayne Franklin on the ABCs of Capital Gains Taxes - 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