1031 Exchange for Tiny Homes & Tiny Offices

The allure of a tiny home or tiny office appeals to a growing number of people and we are seeing many creative uses. Besides being used as a primary residence, tiny homes are now being utilized as a backyard sanctuary, office or school workspace ‘in a box’, business outlet separate from a residence, short or long term rental – the enticing list goes on. And the investment opportunity appears to be equally alluring. In research recently posted, 72% would consider buying a tiny home to serve as an investment property. For investors, the tax planning strategic question is whether the tiny home or tiny office qualifies for tax deferred 1031 treatment?

The simple answer is yes – with proper planning.

Section 1031 of the Internal Revenue Code allows you to sell your investment real estate and purchase other investment or business use real estate and defer taxes on the gain.

For investors selling investment real estate and looking to purchase tiny houses as their 1031 Exchange Replacement Properties, there are a few things to consider:

LAND. As 1031 Replacement Property, a tiny home/office cannot be put on land or property that you already own (i.e. in your backyard). However, you could purchase new Replacement Property such as a rental home, vacant land or even multi-unit property, conducting a Reverse Build-to-Suit Exchange to add one tiny home/office (or many).
PORTABILITY. Moveable properties are not considered real estate, so they cannot be exchanged. If the tiny home/office has wheels or is built on a flatbed vehicle, you’re out of luck. For 1031 treatment, a tiny home/office needs to be a permanent structure. And be sure to check with your county for clear definition on a “small house”, any zoning requirements or other restrictions.
USAGE. If your intention is to use a tiny home/office strictly for personal use, it will not qualify for 1031 tax deferral. However, if intent is for investment purposes, read Revenue Procedure 2008-16 which provides safe harbor rules for dwelling units.

For investors or prospective investors interested in tiny home/office investment, with proper advance planning, a future 1031 Exchange may be possible.

If your intention is to rent the tiny home/office (i.e. Airbnb/VRBO or longer term rental/lease), this positions you well for a future 1031. A tiny home/office may become a ”dual use” property and qualify for gain exclusion under Section 121 (the primary residence exemption) and the tiny home/office as business or investment real estate being eligible for tax deferral under Section 1031. This could be a dual win with immediate rental income and increased property value.
You may be able to declare a tiny home/office as a home office for tax purposes. Again, when you sell your property, a portion of the property can be used for tax deferred 1031 Exchange.

There are many opportunities to take advantage of tax deferral by using a 1031 Exchange for tiny homes or offices – immediately or in the future. And for millennials or first time investors, a tiny home may be a great first step to dally in real estate investment, opening up the potential power of 1031 tax deferral.

As with any 1031 Exchange, it’s important that you talk to your tax and legal advisors on how to best structure. Then reach out to the experts at IPX1031 to facilitate your 1031 investment opportunity.

This material does not constitute an offer to sell, solicitation of an offer to buy, recommendation to buy, or representation as the suitability or appropriateness of any security, financial product or instrument, unless explicitly stated as such. This information should not be construed as legal, regulatory, tax, personalized investment, or accounting advice. This message (and any attached materials) is for the sole use of the intended recipient(s) and may contain information that is privileged, confidential and exempt from disclosure under applicable law. Any review, dissemination, distribution or duplication of this communication is strictly prohibited

This data is not meant to replace Adviser’s portfolio management/performance reporting systems or brokerage statements. Please consult your reports for actual performance data before making any decisions based on this information. Accordingly, reliance upon information in this data is at the sole discretion of the reader. Assumptions on returns are just that and may or may not come to fruition. Actual returns may not be as projected and are for illustrative purposes only.

Neither EFR (Exclusive Financial Resources, LLC), it’s officers or employees are authorized or permitted under applicable laws to provide tax or legal advice to any client or prospective client of EFR. The tax related information contained herein or in any other communication that you may have with a representative of EFR should not be construed as tax or legal advice specific to your situation and should not be relied upon in making any business, legal or tax related decision. A proper evaluation of the benefits and risks associated with a particular transaction or tax return position often requires advice from a competent tax and/or legal advisor familiar with your specific transaction, objectives and the relevant facts. We strongly urge you to involve your tax and/or legal advisor (or to seek such advice) in any significant real estate or business related transaction.

If you would like to find out more about 1031 Exchanges in Estate Planning please give Exclusive Financial Resources a call at (980) 242-2533, email Louis Herford at LHerford@Exclusive1031.com or schedule a 15-minute discussion here.