DAYDREAMS


What Buyers DON’T Want

WhatBuyersdontwant2-1

Posted in House Hunting, Uncategorized


What Features Do Buyers Value?

What-Features-Do-Buyers-Value-in-a-Home-1

Posted in House Hunting


Indian Summer’s Bounty

better flowers 10.13

Posted in Landscape


First Roses of Spring 2013

reflected roses

Posted in Landscape


Spring Flowers in San Francisco

coral bellsHomage to Georgia O'Keefegood crop of irises

Posted in Landscape


Top 10 Homeowners’ Tax Deductions

IRS $$$$

.  Mortgage Interest Deduction

The mortgage interest deduction has always been the most-beloved tax benefit of home buyers in the U.S.  New homeowners’ monthly mortgage payments are made up almost entirely by interest for the first few years. Their ability to deduct that interest can result in a healthy reduction in tax liability. Affordability for first-time home buyers is directly linked to their ability to deduct the interest on their mortgage.

Homeowners who itemize their deductions can deduct the interest paid on a mortgage with a balance of up to $1 million. While there is some movement to limit the total itemized deductions for taxpayers with higher incomes (over $400,000), the current deductions holds for all tax brackets. Americans save around $100 million every year by deducting mortgage interest on their tax returns.

2.  Home Improvement Loan Interest Deduction

The interest on home equity loans used for “capital improvements” to a home can also be a tax deduction. On loans with balances of up to $100,000, the interest is tax-deductible for a homeowner who uses the loan to make improvements to the home such as adding square footage, upgrading the components of the home, or repairing damage from a natural disaster. Maintenance items like changing the carpet and painting a home are usually not included as capital improvement projects.

3.  Private Mortgage Insurance (PMI) Deduction

Homeowners who make a down payment of less than 20% are usually paying some sort of Private Mortgage Insurance. PMI (sometimes abbreviated MIP or just MI), can be a few dollars to hundreds of dollars per month, and it is a large portion of many homeowners’ mortgage payments.

If your mortgage was originated after Jan 1, 2007, and you have PMI, it can be a tax deduction. The deduction is phased out, 10% per $1,000, for taxpayers who have an adjusted gross income between $100,000-$109,000 and those above that level do not qualify. The extension of this tax deduction in 2013 was one of many last-second saves by real estate industry advocates.

4. Mortgage Points/Origination Deduction

Homeowners who paid points on their home purchase or refinance can often deduct those points on their tax returns. Points, often called origination fees, are usually percentage-based fees which a lender charges to originate a loan. A one percent fee on a $100,000 loan would be one point, or $1,000.

On a home purchase loan, taxpayers can deduct the entirety of the points that they paid in the same year. On a refinance loan, the points must be deducted as an amortization over the life of the loan. Many taxpayers forget about this amortized benefit over time, so it’s important to keep good records on the deduction of points on a refinance.

5. Energy Efficiency Upgrades/Repairs Deduction

Homeowners can deduct the cost of the building materials used for energy efficiency upgrades to their home. This is actually a tax credit, one which is applied as a direct reduction of how much tax you owe, not just a reduction in your taxable income.

10 percent of the total bill for energy-efficient materials can be used as a tax credit, up to a maximum $500 credit. Insulation, doors, new roofs, and many other items qualify for the energy efficiency credit. There are also individual limits for certain items, such as $150 for furnaces, $200 for windows, and $300 for air conditioners and heat pumps.

6. Profit on Sale of Real Estate Deduction

If you’ve sold a home in the past year, you’re likely aware that individuals can claim up to $250,000 of profit from the sale tax-free, and married couples can claim up to $500,000 tax-free. Of course, there are some requirements to escaping the capital gains tax on this profit.

The home must be a primary residence. This means that you must have lived in the home, as your primary residence, for two of the past five years. You could rent it out for years one, three, and five, while living in it for years two and four. In this way, a homeowner could potentially claim this tax break on multiple homes within a fairly short time frame, but each tax-free sale must occur at least two years apart from the previous tax-free transaction.

7. Real Estate Selling Cost Deduction

For those lucky folks whose profits on the sale of their home might exceed the $250k/$500k limits, there are still some ways to reduce the tax burden.  The costs of selling the home can be significant, and those in themselves can be claimed as tax deductions.

By adding up all of the fees paid at closing, capital improvements made to the home while you owned it, money spent to make repairs to damaged property, and marketing costs necessary to sell the home, you can add a significant figure to the cost basis of your home.  This basically raises the original price you paid for the home.  Your cost basis begins with the original price of the home, and then adds in the improvement and selling costs.  When the new cost basis price is compared to your selling price, it reduces your potentially-taxable profit on the home significantly.

8. Home Office Deduction

The home office tax deduction is often cited as a deduction that increases your likelihood of being audited.  While the raw numbers might add some credibility to that perception, it’s really the way a home office is deducted that gets some taxpayers into audit purgatory.

This deduction, when used correctly, is just as safe as any other.  Homeowners deduct a percentage of their mortgage, utilities, and repair bills in direct proportion to the amount of their home that is dedicated office space.

There are a few hard and fast rules to live by when deducting the costs of your home office. The home office must be your principal place of business (the primary office location where you get the majority of your work done).  It needs to be exclusively used for business (it can’t be your kitchen by day and office by night).  You need to be realistic with its size and use (unless you enjoy audits).

9. Property Tax Deduction

New homeowners often don’t know that their property taxes are deductible.  While it may sound strange to have a tax-deductible tax, the overall effect is that you don’t pay income tax on money that was spent on property taxes.

Homeowners should be careful to only deduct the amount of property tax actually paid to their local municipality for the year. This is not necessarily the amount you paid to your escrow account, and should not include any other city/county fees that might potentially be on the same bill as your property taxes.

10. Loan Forgiveness Deduction

The Mortgage Debt Forgiveness Relief Act of 2007 was created when short sales were becoming a new and growing part of the real estate market. An underwater homeowner might convince their lender to agree to a short sale of their home at $100,000, even though they owe $150,000 on their mortgage. While the lender forgives the extra $50,000 owed after the short sale, the government views it as $50,000 in taxable income (a gift from the lender to the borrower).

The Debt Forgiveness Act temporarily relieved the taxpayer of that burden, but was set to expire this year. Through much effort, it was extended along with many other homeowner tax relief measures this year and homeowners can continue to claim this tax relief in 2013.

IRS-suggested disclaimer: To the extent that this message or any attachment concerns tax matters, it is not intended or written to be used, and cannot be used, by a taxpayer for the purpose of avoiding penalties that may be imposed by law.  This message was written to support the promotion or marketing of the transactions or matters addressed herein, and the taxpayer should seek advice based on the taxpayer’s particular circumstances from an independent tax advisor.

 

 

Posted in Taxes


Diary of a Renovation Part 1

After it was built in 1950, to get out of the path of the new 280 freeway the house was moved to a vacant lot in San Francisco.

There it sat undisturbed on the south-eastern slope of Bernal Hill until 2012. That’s when the magic started. It was time for a general freshening/facelift/renovation.

Here is the transformation:

A “before” snapshot of a very funky exterior.

before scan from scanner-PDF

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The old stucco was torn off along with the old roof. New windows were added.

 

Getting ready for new stucco

Posted in Construction


Diary of a Renovation Part 2

The next job was to wrap the exterior with paper and chicken wire to lay the foundation for new coats of stucco.

 

DSCN1610

Posted in Construction


Diary of a Renovation Part 3

Many months later the finished product emerged in all its mid-century-style glory.

The finished product in all its mid-century splendor

 

Kudos to the professionals  who made this happen. Please contact me if you’d like to get in touch with them directly.

The General:  Armando Tolentino

Retaining Wall, Sidewalk, Grading, Deck:  Fred Belluomani

Roof:  Excelsior Roofing

Electric:  Andreas Korbes

Garage Door: Dean Dinelli Garage Door

 

Stucco:  Friis Plastering

Custom Iron Gate:  Solher Iron

Hardwood Floor Refinishing:  Floor Pros

Scaffold:  Dennis Davenport

 

 

 

 

Photos of the interior and grounds  can be viewed on this website on the RENTALS page: http://dreamsf.com/property/560-franconia-st/

When you get to the page, click on “view pictures” then click on “view slideshow.”

 

 

560 front gate 3.27.13

 

Posted in Construction


Beautiful city by the bay

San Francisco is known for its beauty. An element that pervades and enhances that beauty is the pastel quality of its natural light.

 

At times, it can look like The Emerald City in Oz:

we live in Oz

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Last night the rain created an amazing double rainbow over the city:

double rainbow 3.30.13

 

 

Posted in Photos of San Francisco



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