The Risks of Sharing Your Property Title with Your Child
Your home is more than just a valuable asset. It’s a place where memories are made and where years of hard work have been invested. Naturally, you want to ensure that it transitions smoothly to your child when the time comes.
At first glance, adding your child to the property title may seem like a simple way to avoid probate. However, this decision can trigger a chain reaction of unexpected consequences, from financial risks to legal complications. Before you take this step, it’s important to understand the potential pitfalls and explore better alternatives.
1. Tax Troubles: Capital Gains and Gift Tax Implications
When it comes to transferring property, taxes can have a major impact on your child’s financial future. Adding their name to your home’s title might feel like a straightforward solution, but it can create tax burdens that are anything but simple.
Capital Gains Tax: A Costly Surprise
If your child inherits your home after your passing, the tax basis (the value used to calculate gains for tax purposes) is adjusted to the property’s market value at the time of your death—a provision known as the “step-up in basis.” This adjustment can save your child tens or even hundreds of thousands of dollars in capital gains taxes if they decide to sell the property.
However, by adding your child to the title now, they inherit your original purchase price as the basis. For example, if you bought your home decades ago for $150,000 and it’s now worth $600,000, your child would owe taxes on the $450,000 gain when selling the home. This financial burden can be completely avoided with proper planning.
Gift Tax Consequences
Adding your child to the title might also trigger gift tax implications. Transferring a portion of your