Our Mother is 86 years old and has required 24 hour care for the past 3 years. Our Father past away January 2009. Since neither my sister or I could provide her care, we placed her in a very nice memory care home.
Our Father intiated a Special Needs Trust, but did not change the house title to his name only. Therefore, half of the house belongs to our Mother and half belongs to the Trust. We are running out of money and need to sell the house (currently appraised at $525,000) to pay for her care. We have also been renting the house for a little over one year (at $1400/month) to suppliment her care costs. At this time we have not found any records of purchase. We do recollect they paid about $16,000 for the property, and spent additional money to refurbish the house.
The basis of property can be tricky, especially in Community Property states. Here is an extract from IRS Publication 17 that may be of service to you. "Community property. In community property states (Arizona, California, Idaho, Louisiana, Nevada, New Mexico, Texas, Washington, and Wisconsin), husband and wife are each usually considered to own half the community property. When either spouse dies, the total value of the community property, even the part belonging to the surviving spouse, generally becomes the basis of the entire property. For this rule to apply, at least half the value of the community property interest must be includible in the decedent's gross estate, whether or not the estate must file a return.
Example. You and your spouse owned community property that had a basis of $80,000. When your spouse died, half the FMV of the community interest was includible in your spouse's estate. The FMV of the community interest was $100,000. The basis of your half of the property after the death of your spouse is $50,000 (half of the $100,000 FMV). The basis of the other half to your spouse's heirs is also $50,000.
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In any event you should consult with an experienced estate planning attorney in WA.
Your question is confusing. You say that the house belongs 1/2 to the trust but that your father never transferred it. You really should speak to an elder care lawyer to see if there are any alternatives to selling the house. If the house is in the trust it might not be necessary to sell in order to get Medicaid to pay for her nursing home.
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