1031 Tax Update – Improper Use of Vacation Home
IRS Clarifies Position Regarding Vacation/Second Homes, May 30, 2007 Taxpayers purchased Lake Property A in 1988, in part due to appreciation potential of the property. Taxpayers’ family used the property for recreational purposes two or three weekends per month from mid-April to Labor Day each year, and would visit the property intermittently during the “off season” to perform maintenance and other such caretaking duties. Due to a relocation of Taxpayer’s primary residence farther away from the property, Taxpayers ceased using Lake Property A and allowed it to become “run down”. In 2000, Taxpayers disposed of Lake Property A and acquired a 25% undivided interest in Lake Property B from an escrow agent (Taxpayers previously acquired the remaining 75% undivided interest in 1999; Note that although the court did not address this issue due to the fact that the Taxpayers were not deemed to have sold or acquired qualified property, the ruling mentioned that the IRS took the position that the escrow agent was actually an agent of the taxpayer, thus treating the property as if the Taxpayer’s already owned it, and therefore disqualifying the property from exchange qualification as well). Taxpayers’ family utilized Lake Property B in the same manner as Lake Property A, with even greater frequency throughout the year due to the properties closer proximity to Taxpayers’ primary residence. Taxpayers sought tax deferral under Section 1031, claiming both lake properties qualified as property held primarily for investment. Under audit, the Service argued that the Taxpayers’ primary purpose in holding the properties should control any such “held for” determination, while Taxpayers argued that the holding requirement of §1031 is satisfied if investment is one of several purposes in holding the properties. In its analysis, the court agreed with the Service that the Taxpayers’ primary intent of ownership for both properties was for personal use, not investment. Specifically, the ruling pointed out the following:
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