The IRS classifies rental income as passive activity under IRC 469. Passive losses can only offset passive income - not your W-2 salary or business income. This is why TurboTax shows your rental losses as "suspended."
Three ways to unlock your rental losses:
Invest capital gains from any source into a Qualified Opportunity Fund within 180 days to defer the gain until December 31, 2026, and eliminate all taxes on appreciation after 10 years.
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Book A Free Strategy Call to UnlockDeduct the cost of residential rental property over 27.5 years and commercial property over 39 years, creating a non-cash deduction that reduces taxable income every year.
A $300,000 rental property (excluding land) generates $10,909/year in depreciation deductions, saving $3,818/year at a 35% tax rate.
Often overlooked by DIY filers. Depreciation recapture at 25% applies on sale — plan exit strategy with a 1031 exchange or installment sale.
A UNK client came in with three rental properties he had owned for 8 years. His previous CPA had been filing his returns but had never properly calculated depreciation on two of the properties — one had the land value excluded incorrectly, and another had never been depreciated at all. Through a Form 3115 catch-up, Uncle Kam recovered $42,000 in missed depreciation deductions in a single year, generating a $15,540 tax refund.
If you own rental property and have never had a depreciation review, you may be leaving thousands on the table every year. Book a call.
Be the Next Win — Book a CallThe IRS allows you to deduct the cost of a residential rental building (excluding land) over 27.5 years. This creates a non-cash deduction each year — meaning you get a tax write-off without spending any money. A $300,000 building generates $10,909/year in depreciation deductions automatically.
Yes. Depreciation is based on the property's cost basis, not your equity. You can deduct the full depreciation amount regardless of how much you owe on the mortgage.
Depreciation taken during ownership is subject to recapture at a 25% rate when you sell. However, this can be deferred indefinitely using a 1031 exchange, or eliminated entirely if you hold the property until death and your heirs receive a step-up in basis.
You can catch up on all missed depreciation in a single year by filing IRS Form 3115 (Change in Accounting Method). This is a powerful strategy for landlords who have owned property for years without properly tracking depreciation.
No. Land does not wear out and cannot be depreciated. Only the building and improvements are depreciable. Properly allocating the land value (typically using the assessed value ratio from property tax records) is essential to maximizing your depreciation deduction.
Deduct interest paid on mortgages for your primary residence and one second home, up to $750,000 of acquisition debt.
Paying $24,000 in mortgage interest annually saves $8,400 at a 35% tax rate when itemizing.
Compare itemized vs. standard deduction annually. For rental properties, mortgage interest is fully deductible on Schedule E with no dollar limit.
A UNK client had been taking the standard deduction for three years while paying $28,000/year in mortgage interest on a $750,000 Seattle home. After a full deduction review, Uncle Kam found that stacking the mortgage interest deduction with state income taxes ($10,000 SALT cap), charitable contributions ($4,500), and property taxes pushed the itemized total to $42,500 — well above the $29,200 standard deduction for married filers. The client had been overpaying by $9,200/year.
Are you sure you're taking every deduction available to you? A 30-minute strategy call could reveal thousands in missed write-offs.
Be the Next Win — Book a CallYes, if you itemize deductions. You can deduct interest on up to $750,000 of mortgage debt ($375,000 if married filing separately) on your primary residence and one second home. The deduction only makes sense if your total itemized deductions exceed the standard deduction ($30,000 for married filers in 2026).
Yes. Mortgage interest on a second home (vacation home or investment property used personally) is deductible on the same $750,000 combined limit. If the property is rented out, different rules apply and the deduction is taken on Schedule E.
Add up your mortgage interest, state and local taxes (up to $10,000), charitable contributions, and other itemizable expenses. If the total exceeds $15,750 (single) or $30,000 (married filing jointly) in 2026, itemizing saves you more money.
Only if the loan proceeds were used to buy, build, or substantially improve the home securing the loan. Home equity loans used for other purposes (paying off credit cards, vacations) are not deductible under current law.
Yes. Points paid on a mortgage to purchase your primary residence are generally deductible in the year paid. Points paid on a refinance must be deducted over the life of the loan.
Contribute cash or appreciated assets to a DAF, receive an immediate charitable deduction, avoid capital gains on donated assets, and distribute grants to charities at your own pace.
Donating $100,000 in appreciated stock (basis $20,000) to a DAF: $100,000 deduction + $16,000 in avoided capital gains tax = $53,000 in total tax savings at 37%.
Bunch multiple years of charitable giving into one year to exceed the standard deduction threshold. Invest DAF assets for tax-free growth before distributing.
A UNK client planned to donate $10,000/year to her church and local charities over the next 5 years. Uncle Kam introduced the concept of "bunching" — contributing 5 years of donations ($50,000) into a Donor-Advised Fund in a single year. This pushed her itemized deductions well above the standard deduction ($29,200 for MFJ), generating a $50,000 charitable deduction in Year 1. At her 37% marginal rate, the deduction saved $18,500 in federal taxes. She then distributed $10,000/year from the DAF to her chosen charities over the following 5 years.
Planning to give to charity? A Donor-Advised Fund can double your tax benefit without changing how much you give. Book a call to structure your giving strategy.
Be the Next Win — Book a CallA Donor-Advised Fund (DAF) is a charitable giving account sponsored by a public charity (such as Fidelity Charitable or Schwab Charitable). You contribute cash, securities, or other assets to the DAF, receive an immediate tax deduction for the full contribution, and then recommend grants to qualified charities over time. The assets grow tax-free inside the DAF until distributed.
Cash contributions to a DAF are deductible up to 60% of AGI. Contributions of appreciated securities are deductible at fair market value up to 30% of AGI. Excess contributions carry forward for up to 5 years. Unlike private foundations, DAFs have no minimum distribution requirement.
Bunching means contributing multiple years of planned charitable giving into a DAF in a single year to exceed the standard deduction threshold and itemize. For example, instead of donating $10,000/year for 5 years (which may not exceed the standard deduction), you contribute $50,000 in Year 1 to a DAF, take the full itemized deduction, and then distribute $10,000/year to charities from the DAF over the following 5 years.
Yes — and this is one of the most powerful aspects of a DAF. You can contribute long-term appreciated stock directly to the DAF, deduct the full fair market value (up to 30% of AGI), and avoid paying capital gains tax on the appreciation. The DAF can then sell the stock tax-free and invest the proceeds for future charitable distributions.
A DAF is simpler and cheaper to establish (no legal fees, no IRS approval), has no minimum distribution requirement, offers higher deduction limits, and provides anonymity for grants. A private foundation offers more control (you can hire family members, make program-related investments, and set your own grant criteria) but requires 5% annual distributions, has lower deduction limits, and faces excise taxes on investment income.
Defer capital gains taxes indefinitely by reinvesting proceeds from the sale of investment property into a like-kind replacement property.
Selling a rental property with $500,000 in gains at a 20% capital gains rate saves $100,000 in immediate taxes. Deferred indefinitely with proper execution.
Can be chained across multiple properties for a lifetime of tax-deferred wealth building. Step-up in basis at death eliminates deferred gain entirely.
A UNK client had owned a Phoenix duplex for 11 years and was sitting on $600,000 in appreciation. His plan was to sell, pay the tax, and reinvest what was left. Uncle Kam intervened before the sale closed. By structuring a 1031 exchange with a qualified intermediary, the client rolled the full $600,000 in proceeds into a larger 4-unit building — deferring $120,000 in federal capital gains tax and $18,000 in state tax. He now earns $4,200/month in net rental income on a property he controls entirely with pre-tax dollars.
Selling an investment property? Do not let the IRS take 20-30% before you reinvest. Book a call before you close.
Be the Next Win — Book a CallA 1031 exchange allows you to sell an investment property and defer all capital gains taxes by reinvesting the proceeds into a like-kind replacement property. You must identify the replacement property within 45 days and close within 180 days, using a qualified intermediary to hold the funds.
Yes. Residential rental properties, commercial buildings, raw land, and even some types of personal property qualify. The property must be held for investment or business use — your primary residence does not qualify.
The deferred gain carries forward into the replacement property's adjusted basis. You can continue deferring it through a chain of 1031 exchanges. If you hold the property until death, heirs receive a step-up in basis and the deferred gain is eliminated entirely.
After selling your relinquished property, you have exactly 45 calendar days to identify up to three potential replacement properties in writing. Missing this deadline disqualifies the entire exchange and makes the full gain taxable immediately.
Yes — "like-kind" is broadly defined for real estate. You can exchange a single-family rental for a commercial building, raw land, or a multi-family property. The key is that both properties must be held for investment or business use.
Deduct 100% of the cost of qualifying new or used property in the first year it is placed in service. The OBBBA permanently restored 100% bonus depreciation for property with a recovery period of 20 years or less.
A $1M equipment purchase at 100% bonus depreciation generates a $1M Year 1 deduction, saving $370,000 at a 37% rate.
The OBBBA (signed July 4, 2025) permanently reversed the TCJA phase-down schedule. 100% bonus depreciation is now the permanent law for qualifying property. Combine with Section 179 for maximum flexibility.
A UNK client purchased $700,000 in commercial trucks and warehouse equipment for his logistics business. With 100% bonus depreciation permanently restored under the OBBBA, he immediately deducted the full $700,000 — creating a net operating loss that he carried back to offset prior year income. The IRS sent him a refund check for $259,000.
Planning a major equipment or vehicle purchase? 100% bonus depreciation is back permanently. Book a call to plan your purchase strategy.
Be the Next Win — Book a CallBonus depreciation allows businesses to immediately deduct 100% of the cost of qualifying assets in the year of purchase. The OBBBA (signed July 4, 2025) permanently restored 100% bonus depreciation for property placed in service after January 19, 2025. It applies to new and used equipment, vehicles, and qualified improvement property.
No. The OBBBA permanently restored 100% bonus depreciation for property placed in service after January 19, 2025. The prior phase-down schedule (40% in 2025, 20% in 2026, 0% in 2027) has been eliminated. This is now a permanent feature of the tax code.
Yes — unlike Section 179, bonus depreciation can create or increase a net operating loss (NOL). That NOL can be carried forward to future years to offset future income, or in some cases carried back to prior years for a refund.
Yes. Since 2017, bonus depreciation applies to both new and used qualifying property, as long as the property is new to you (you have not previously used it). This makes it possible to generate large deductions from purchasing used equipment, vehicles, or even existing rental properties.
Yes. You can elect out of bonus depreciation for a specific class of assets (e.g., all 5-year property) if you prefer to depreciate assets over their regular recovery period. This might make sense if you expect to be in a higher tax bracket in future years and want to preserve deductions for when they are worth more.
Accelerates depreciation on commercial and residential rental property by reclassifying components into shorter recovery periods (5, 7, or 15 years) instead of 27.5 or 39 years.
A $2M commercial building can generate $200,000–$400,000 in accelerated deductions in Year 1, saving $80,000–$160,000 in taxes at a 40% effective rate.
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Book A Free Strategy Call to UnlockQualify as a Real Estate Professional to treat all rental losses as non-passive, allowing unlimited deduction against any income including W-2 wages. Requires 750+ hours per year in real estate activities.
A physician earning $400,000 W-2 whose spouse qualifies as a REPS can deduct $200,000 in rental losses, saving $74,000 in federal taxes.
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Book A Free Strategy Call to UnlockInvest capital gains into a Qualified Opportunity Fund within 180 days to defer the original gain until 2026 and eliminate all appreciation on the QOZ investment after a 10-year hold.
An investor with $500,000 in capital gains invests in a QOZ fund. The $500K gain is deferred to 2026. If the fund grows to $1.5M, the $1M appreciation is completely tax-free.
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Book A Free Strategy Call to UnlockDefer and potentially eliminate capital gains taxes by investing in Qualified Opportunity Zone Funds within 180 days of a capital gain event.
Investing $500,000 of capital gains into a QOF and holding 10 years eliminates all taxes on the new appreciation — potentially $300,000+ in tax-free gains.
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Book A Free Strategy Call to UnlockSpread the recognition of capital gains from a property sale over multiple years by receiving payments in installments, keeping annual income in lower tax brackets.
Selling a property with $600,000 in gains. Spreading over 6 years keeps you in the 15% capital gains bracket instead of 20%, saving $30,000+.
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Book A Free Strategy Call to UnlockFounders and investors in qualified small businesses can exclude up to $10 million (or 10× their adjusted basis) in capital gains from federal income tax when selling stock held for more than 5 years.
A founder selling $10M in QSBS stock (basis $100K) excludes the entire $9.9M gain, saving $1.98M in federal capital gains taxes.
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Book A Free Strategy Call to UnlockA self-directed IRA allows investment in alternative assets including real estate, private loans, and businesses — generating tax-deferred (Traditional) or tax-free (Roth) returns.
A Roth self-directed IRA that purchases a $300,000 rental property generating $24,000/year in rent: all rental income and appreciation grow completely tax-free.
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Book A Free Strategy Call to UnlockRent your personal home to your business for up to 14 days per year. The rental income is tax-free to you personally, and the business deducts the full rental expense.
Renting your home to your S-Corp for 14 days at $2,000/day = $28,000 tax-free income to you, $28,000 deduction for the business, saving $10,360 in combined taxes.
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Book A Free Strategy Call to UnlockQualified Small Business Stock (QSBS) under Section 1202 allows founders, employees, and investors to exclude up to $10 million (or 10x basis) in capital gains when selling stock held for more than 5 years.
A founder who sells $10M in QSBS stock pays $0 in federal capital gains tax — saving $2,380,000 vs. the 23.8% long-term rate.
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Book A Free Strategy Call to UnlockSTR properties with average guest stays of 7 days or less are NOT subject to passive activity loss rules, allowing losses to offset active W-2 or business income.
A $600,000 STR property with a cost seg study generates $150,000 in Year 1 deductions, offsetting $150,000 of W-2 income and saving $55,500 at a 37% rate.
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Book A Free Strategy Call to UnlockA business owner creates their own insurance company to insure business risks. Premiums paid to the captive are deductible by the business; the captive pays tax only on investment income under §831(b).
A business paying $1.2M in captive premiums deducts the full amount, saving $444,000 at a 37% rate. The captive pays minimal tax on investment income.
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Book A Free Strategy Call to UnlockDeduct up to $5.00 per square foot for energy-efficient improvements to commercial buildings, including HVAC, lighting, and building envelope upgrades.
A 50,000 sq ft commercial building with qualifying improvements generates $250,000 in deductions, saving $92,500 at a 37% rate.
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Book A Free Strategy Call to UnlockTransfer appreciated assets into a CRT, receive an immediate charitable deduction, avoid capital gains on the sale, and receive income payments for life or a term of years.
Transferring $1M in appreciated stock (basis $100,000) to a CRT eliminates $180,000 in capital gains tax, generates a $300,000+ charitable deduction, and provides lifetime income.
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Book A Free Strategy Call to UnlockAn ILIT owns your life insurance policy, keeping the death benefit out of your taxable estate while providing liquidity to pay estate taxes or transfer wealth to heirs tax-free.
A $5M life insurance policy owned by an ILIT removes $5M from the taxable estate, saving $2M in estate taxes at a 40% rate.
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Book A Free Strategy Call to UnlockTransfer assets into a GRAT, receive annuity payments for a term of years, and pass all appreciation above the IRS hurdle rate to heirs completely free of gift and estate tax.
Transferring $5M in stock expected to grow 15%/year into a 2-year GRAT: $1.5M in appreciation passes to heirs tax-free, saving $600,000 in gift/estate taxes.
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Book A Free Strategy Call to UnlockInvest in qualifying film, TV, or entertainment productions to generate federal deductions under §181 and state tax credits of 20–40% of qualifying production expenditures.
A $500,000 investment in a Georgia film production generates a $100,000 state tax credit (20%) plus a federal §181 deduction, saving $285,000+ in combined taxes.
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Book A Free Strategy Call to UnlockDonate a conservation restriction on qualifying land to a land trust, generating a charitable deduction equal to the reduction in property value — often 2–5× the cost of the easement.
A $500,000 easement on land with $2M in conservation value generates a $2M charitable deduction, saving $740,000 at a 37% rate.
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Book A Free Strategy Call to UnlockEach cryptocurrency trade, swap, or exchange is a taxable event. Proper structuring — holding periods, loss harvesting, and entity selection — can dramatically reduce crypto tax liability.
A trader with $200,000 in short-term crypto gains who restructures to maximize long-term holds and harvests $60,000 in losses saves $37,000 in taxes.
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Book A Free Strategy Call to UnlockA Family Limited Partnership allows transfer of assets to family members at a valuation discount (typically 20–40%) due to lack of control and marketability, reducing estate and gift tax exposure.
A $10M real estate portfolio transferred via FLP at a 35% discount reduces the taxable estate by $3.5M, saving $1.4M in estate taxes at a 40% rate.
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Book A Free Strategy Call to UnlockA Charitable Lead Trust pays income to a charity for a set term, then passes the remaining assets to heirs. Creates an upfront charitable deduction and reduces estate taxes.
A $2M CLT with a 5% payout to charity for 20 years generates a $1.2M charitable deduction upfront, saving $444,000 in income taxes at a 37% rate.
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Book A Free Strategy Call to UnlockPrivate Placement Life Insurance wraps a customized investment portfolio inside a life insurance policy structure, providing tax-free growth, tax-free loans, and estate tax-free death benefits.
A $5M portfolio growing at 8%/year inside PPLI vs. a taxable account: after 20 years, PPLI generates $2.3M more in after-tax wealth by eliminating annual income taxes on growth.
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Book A Free Strategy Call to UnlockInvestments in oil and gas working interests allow immediate deduction of 65–80% of the investment as Intangible Drilling Costs (IDC), plus ongoing depletion allowances on production.
A $500,000 investment in an oil and gas working interest generates $325,000–$400,000 in Year 1 IDC deductions, saving $120,000–$148,000 at a 37% rate.
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Book A Free Strategy Call to UnlockCost Segregation generates more first-year deductions than any other strategy in the tax code.
REPS status can turn passive losses into unlimited active deductions — but requires 750+ hours documented.
The 1031 exchange can be chained indefinitely — some investors have deferred gains for 30+ years.
This write-off is commonly used by the following taxpayer profiles. Click to see all strategies for your situation.
