What is tax basis?

​Basis is a key element of the calculation of capital gains taxes, but it may be an unfamiliar concept for many people. In simplest terms, a capital gain (or loss) is the difference between the value at which an asset is sold and the value at which it was acquired, and the basis essentially represents the acquisition value which is imputed to an asset’s owner. If the owner of an asset sells the asset for a value which is higher than the owner’s basis in the asset, there is a capital gain. Conversely, if the owner of an asset sells the asset for a value which is less than the owner’s basis in the asset, there is a loss. Since many capital gains are taxable both at the state and federal levels, understanding basis is often an essential step in determining income tax liability.

​This post will provide an introduction to some of the different ways that basis can be calculated and also a few situations in which basis is adjusted.
 
How is basis usually calculated?
In general, the basis of an asset is the amount that the owner paid to acquire it. This is also called the “cost basis.” For example, if you buy a share of stock for $25.00, your basis in the stock is $25.00. If you buy a house for $350,000.00, your basis in the house is $350,000.00, and so on. Since most people use money to acquire most of their assets, cost basis is the most common type of basis, especially for securities and other assets which cannot be improved or depreciated.
 
When a person purchases an asset using debt, the principal of the loan is included as part of the basis. For example, if you buy a house for $800,000.00, paying $150,000.00 in cash and financing the rest with a loan for $650,000.00, your basis in the house is $800,000.00. When you make payments against the loan and reduce the principal outstanding, you increase your equity in the house, but your basis remains the same. Importantly, loan interest payments are not included as part of an owner’s basis in a piece of property.
 
How is basis calculated for assets that are bartered rather than sold?
While less common than sales, people also frequently barter for goods and services. In this type of arrangement, one person provides an asset to another person in exchange for a different good or service. In such exchanges, there is no cash that changes hands, so a person’s basis is determined using the fair market value of the asset received in the exchange. For example, if a handyman does repair work at a customer’s house in exchange for a used power tool with a fair market value of $300.00, the handyman’s basis in the tool is $300.00. Similarly, if you trade a painting worth $500.00 to your neighbor in exchange for a used e-bike, your neighbor’s basis in the painting is $500.00.
 
How is basis handled when an asset is given as a gift?
When one person gifts an asset to another, no payment is required in exchange, so the new owner of the asset acquires it without incurring any cost. However, the new owner’s basis in the asset generally is not zero. Instead, the recipient of a gift gets the same basis as the gift giver.
 
For example, suppose a single homeowner purchased her home in 1975 for $50,000.00. Assuming that the homeowner maintained the house but did not make any improvements, her basis in the house is still $50,000.00. If the market value of the house is now $900,000.00 and the homeowner sells, she would realize a capital gain of $850,000.00 (which could be lowered by $250,000.00 if she takes the primary residence exclusion), and thus owe significant capital gains taxes. If she instead gifted the house to her son, the son would have the same $50,000.00 basis, and he would also face significant capital gains tax liability if he ever sold the house.
 
When is a person’s basis adjusted?
A person’s basis in an asset is adjusted up or down in various situations, but as a general rule, if the owner spends money to improve or increase the value of an asset, the basis is adjusted up, and if the owner takes a deduction for depreciation or some other tax credit, or receives an insurance payout when an asset is damaged or destroyed, the basis is adjusted down. For example, if a homeowner spends $100,000.00 to add on a new bedroom and bathroom to a house, the homeowner’s basis in the house will typically increase by $100,000.00.
 
Another important basis adjustment happens when gift tax is paid on the transfer of an asset. When the gift giver pays gift taxes on a gifted asset, the recipient’s basis in the asset is increased by the amount of the gift taxes that were paid. For example, suppose a homeowner has a basis of $10,000.000 in a piece of real property which is now worth $100,000.00. If the homeowner gifts the property to his daughter and pays $32,000.00 in gift taxes on the transfer, the daughter’s basis in the property will be $42,000.00.
 
For depreciable assets, basis is adjusted down each year as the asset depreciates. The reduction in basis is equal to the amount which the asset’s owner deducts for depreciation (or the amount which the owner was entitled to deduct). This continues until the basis of the asset reaches zero.

If you are interested in learning more about how basis should be considered in connection with your estate plan, contact us today to schedule a consultation.
 
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This article is intended for informational purposes only and not for the purpose of giving legal advice for a specific person or situation. Nothing in this article should be taken as legal advice, and reading it does not create an attorney-client relationship.