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Real Estate

Real estate accounting, property tracking, and investment management

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12 min read

Section 45L Before the Lights Go Out: How Builders and Developers Can Still Claim $2,500 to $5,000 Per Unit Before June 30, 2026

Section 45L pays builders and developers $500 to $5,000 per energy-efficient home, but the One Big Beautiful Bill Act ends the credit for homes acquired after June 30, 2026. A practical guide to ENERGY STAR versus Zero Energy Ready certification, prevailing wage rules on multifamily, the LIHTC basis carve-out, and the Form 8908 mechanics that decide whether the credit survives audit.

Mike Thrift

tax-creditstax-complianceconstruction
12 min read

Section 514 UDFI Demystified: How Nonprofits, Foundations, and Self-Directed IRAs Get Taxed on Borrowed-Money Investments

How Section 514 of the Internal Revenue Code taxes leveraged investments held by 501(c)(3) organizations, private foundations, and self-directed IRAs — including the debt/basis percentage calculation, Form 990-T mechanics, the 12-month look-back on sale, and the Section 514(c)(9) real estate exception for schools and pension trusts.

Mike Thrift

taxnonprofitreal-estate
12 min read

Form 1099-S Demystified: How the Right Closing-Day Certification Can Spare You a Surprise Tax Bill on Your Home Sale

Form 1099-S reports the gross sale price of a home, not the net, which routinely triggers IRS CP2000 notices for sellers whose gain is fully excluded under Section 121. This guide explains the Rev. Proc. 2007-12 certification that lets qualifying principal-residence sales bypass the form, the $250,000/$500,000 thresholds, the nonqualified use trap added in 2008, and how to defensibly report when the 1099-S cannot be skipped.

Mike Thrift

real-estatetaxtax-compliance
14 min read

Section 707(a)(2)(B) Disguised Sale Rules: How LLC Members Contribute Property and Take Cash Without Triggering a Taxable Sale

Section 707(a)(2)(B) recharacterizes paired property contributions and cash distributions to LLC members as taxable sales when they occur within two years. A walkthrough of the two-prong test, the rebuttable two-year presumption, the four regulatory exceptions, debt-financed distribution mechanics, and the Form 8275 disclosure that keeps partners out of audit trouble.

Mike Thrift

partnershipsllcreal-estate
13 min read

Form 706-NA: The $60,000 Trap That Can Turn a Foreign Investor's U.S. Real Estate Into a 40% Estate Tax Bill

Nonresident aliens who own U.S. real estate, U.S. corporate stock, or other situs property get only a $60,000 estate tax exemption — not the $13.99 million citizens enjoy in 2026 — and pay up to 40% on the excess. A working guide to Form 706-NA, FIRPTA withholding, treaty relief via Form 8833, transfer certificates, and the blocker-corporation structures that actually work.

Mike Thrift

taxestate-planninginternational-tax
13 min read

Form 8300: Reporting Cash Transactions Over $10,000 for Car Dealers, Jewelers, Real Estate, and Attorneys

Form 8300 requires businesses to report cash payments over $10,000 within 15 days. This guide covers who must file, what counts as cash (including cashier's checks under $10,000), the 24-hour and 12-month aggregation rules, structuring penalties up to $31,000 per form, and the industry traps that hit car dealers, jewelers, real estate operators, and attorneys.

Mike Thrift

tax-compliancecompliancerecordkeeping
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