Based on limited information - the gift is the value of the gift/property and has nothing to do with "basis" (which is generally purchase price paid, less depreciation). If you owned 1/2 - subject to debt, then take the net as the gift.
If the property has appreciated (who knows in today's world) .. then it may or may not be better to keep house, gift in your Trust - property interest would get stepped up basis on date of death.
Not sure if you are doing this because of the uncertainty of the $5million exclusion going to $1 million if our Congress/President do nothing through year end(after which it goes to the $1 million if nothing done).
Note - you have he P-C exemption for property tax if you hung on to until death/then transfer. Same applies if you transfer now - buy again why? Assumption that you have owned for a long time anbd value has gone up - SM property has kept decent value as compared to anything east in general (other than BH, and surrounding area!).
Also - keep in mind if you transfer to son - is subject to his creditors in general - impt since you live here!
Review this with your CPA / attorney.
This does not create an attorney/client relationship. This does not constitue legal advice. It is limited to facts of the question. You should consult an attorney in the appropriate state involved before making any decisions based on this answer
His transferred basis will be half of the price paid for the home, plus any capital improvements made. I am going to assume you never depreciated it for business purposes. You have to be able to substantiate costs for capital improvements. Purchase price is generally available via county records.
The gift will be valued as the difference between the FMV, and basis at the time of transfer. The amount that this gift exceeds $26,000(both you and your husband can each exclude $13,000 in gift to same person if you make election on return), will count against your Unified Credit.
Your son will be able to deduct his portion of the home interest received on a 1098 in the future if he is liable for the loan. This is because he owns and lives in the home.
Both attorneys offer sound advice. In addition be aware that the house will still be included in your estate for tax purposes as you are still living there. So you will achieve no estate tax savings and the house will be taxable at your death. The only way around it would be for you to pay fair market value rent. This is a complicated situated that cries out for the assistance of an estates/elder law attorney as there are numerous tax and elder law implications.
Oftentimes these transactions are a big mistake. For an article on doing what you are contemplating and how the IRS is policing this area please read IRS Checking Real Estate Transfers For Unreported Gifts at the following link: http://www.sjfpc.com/IRS_Auditing_Real_Estate_Gifts_Tax_Rules_Returns_Form_709.html
Hope this helps.
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