Q&A: Qualified Opportunity Zones

Why would I be interested in Qualified Opportunity Zones (QOZs)?

This new tax provision was created to spur investment in certain under-performing economic areas known as Qualified Opportunity Zones. You can find a map of North Carolina’s zones here.

Investing in a QOZ is one of the few opportunities in the tax code to defer (and possibly eliminate) tax on gains. Thus, you can put the whole amount of your proceeds from a sale to work rather than the proceeds less income taxes.

How long can I defer paying taxes on my gain?

Until you sell or exchange your interest in the fund that invests in the QOZ or until the deferral period ends on December 31, 2026, whichever comes first.

Besides deferral, are there other tax advantages?

Yes – 10% of the gain will be completely eliminated (not just deferred) if your eligible investment is held for at least 5 years. If you hold for 7 years, then another 5% of the deferred gain will be eliminated. After holding the investment for 10 years, tax on appreciation of your investment in the fund is eliminated, though at this point the investment would need to be sold or exchanged before December 31, 2047 to achieve this.

What gains can be deferred?

Capital gains, such as gains from the sale of stocks, bonds, and mutual funds. Individuals selling businesses or highly appreciated publicly-held stocks will likely be among those most often looking to explore this tax incentive.

If you have any questions regarding Qualified Opportunity Zones, or if you are interested in techniques to defer, or possibly eliminate, income tax on certain gains from sales, please contact us to speak with one of our attorneys.

*Intended as general guidance only and not as legal advice.

4 Ideas for Deferring Taxable Income to Next Year

Deferring taxable income to a later year is often an effective strategy for paying less in income taxes and keeping more of your wealth working for you. For example, if you are organized as an S Corporation or Partnership for income tax purposes and anticipate being in the same or a higher tax bracket in 2018 than in 2019, then you may benefit from deferring income into 2019. 

Here are four ways you might achieve this:

(1) Cash Method of Accounting

The Tax Cuts and Jobs Act (TCJA) expanded the number of businesses that can use the cash method of accounting.  This can be important for you because often you are better able to accelerate deductions and defer income by adopting the cash (versus accrual) method of accounting. It’s not too late to implement this idea because an automatic change to the cash method can be made by the due date of the tax return including extensions. Who can make this change?  Sole proprietors, partnerships, and S corporations can change to the cash method of accounting without regard to their average annual gross receipts so long as inventories are not a material income-producing factor. C corporations (or partnerships with a C corporation partner) with average annual gross receipts of $25 million or less for the prior three taxable years can make an automatic change to the cash method.

(2) Delay Billing

If you are on the cash method, delay year-end billing to clients so that payments are not received until 2019. 

(3) Installment Sales

Generally, a sale occurs when you transfer property. If a gain will be realized on the sale, income recognition will normally be deferred under the installment method until payments are received, so long as one payment is received in the year after the sale. So if you are expecting to sell property prior to the end of 2018, and it makes economic sense, consider selling the property and report the gain under the installment method to defer payments (and tax) until next year or later.

(4) Interest and Dividends

Interest income earned on Treasury securities and bank certificates of deposit with maturities of one year or less is not includible in income until received. To defer interest income, consider buying short-term bonds or certificates that will not mature until next year. Unless you have constructive receipt of dividends before year-end, they will not be taxed to you in 2018 (exceptions may apply if you have control over when dividends are paid to you.)

If you’d like to further discuss any of these or other tax savings ideas, please call and speak with one of our attorneys.

** The information contained in this communication is not intended to constitute legal, accounting or tax advice.

Three Practical Tax Steps

In our last post, we detailed many of the new individual and corporate tax laws. Here we’ll take a closer look at three practical steps you should consider taking in light of these.

1. Revisit the income tax classification of your corporation or LLC.

For decades now, the S corporation has been the income tax classification of choice for most non-real estate businesses. The fact that it offers a single level of tax versus “double taxation” in C corporations has mostly been the deciding factor. Now, while C corporations still expose their owners to double tax (first on corporate income and second on dividends to shareholders), the combined tax rate is comparable to the single rate that S corporation owners incur. On top of this, C corporations offer their owners much more flexibility in the timing for payment of taxes. We believe the bottom line will be that closely-held businesses will be formed as C corporations much more often than they have been in recent memory. Note, however, there can be a number of tax costs associated with transitioning from one classification to another, so be sure to do so with the help of your tax advisors.

2. Consider Trusts to deal with taxable income limits and limitations on deductions.

For example, taxpayers filing a joint tax return avoid some significant limitations and get the maximum 20% Qualified Business Income (QBI) deduction on their business income with taxable income of $315,000 or less. However, in some cases it will make sense for taxpayers with higher income to transfer some ownership to a trust, which would often have lower taxable income and be able to utilize the full 20% QBI deduction. Likewise, if a taxpayer has property taxes of $50,000, only $10,000 of this amount can be used to offset taxable income under the new rules. A full $40,000 of this former deduction is wasted. However, if four trusts also each owned a fifth of the home and had $10,000 of income, they could each utilize the available $10,000 state and local income tax deduction.

3. Income Taxes in Estate Planning.

For those planning their estates and passing wealth to family and others, there’s always been a need to balance income tax and estate tax concerns. Now, however, until the expiration date under the new tax act (at the end of 2025), fewer estates will be directly impacted by estate taxes. This is true because there is a $10 Million exclusion, indexed for inflation to amount to approximately $11.18 Million in 2018.

Thus, planning for income taxes will become the biggest tax factor for most estates. The question is how to pass assets to heirs with minimum taxes due on a subsequent sale. Since the basis of an asset (in many cases this is what you paid for it) can be subtracted from the sale proceeds in the calculation of gain, one important theme here is strategies to generate basis. A technique to consider is transferring assets to a person before their death. Then, when that person dies and the asset passes through their estate, it can be given a basis equal to its fair market value at the date of the decedent’s death (i.e., the basis is “stepped up” to fair market value). For example, you may know of a trust with assets that are valued higher than their basis. If so, note that in many cases there are mechanisms to “swap” them back into the estate of the person who set up the trust. This will leave the trust with assets of an equal value and will help ensure heirs have maximum basis and the least amount of income taxes due related to sales out of the estate.

 

* Intended as general guidance only and not as legal advice.