Category Archives: Colorado Tax

S.A.L.T. deduction cap of $10,000 effect in Colorado

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Posted by
Philip Falco
S.A.L.T. deduction cap of $10,000 effect in Colorado
The State and local tax (SALT) deduction is limited to $10,000 for tax years beginning 2018.  As such there has been confusion as to whether a taxpayer can prepay 2018 SALT in 2017 and take a full deduction in 2017 thereby avoiding the $10,000 limitation in 2018.  As to Colorado, this has been my experience. To put this in context, this refers to cash method taxpayers.  Under certain circumstances, cash method taxpayers may prepay liabilities to take a deduction in the year paid as compared with year accrued.  As such, if a Colorado county would not accept payment of a 2018 tax due, then the cash method defeats the prepayment strategy, not the new tax bill. The cap includes both real estate and income tax.  State income tax cannot be prepaid because of the second to last sentence of the amendment below.  However, real property tax can possibly be prepaid.  Whether the real property tax can be prepaid depends on whether 2018 real property tax has been assessed by that particular county.  Denver has assessed 2018 and it is payable now so Denver could be prepaid.   I checked some other counties and visibility is not clear so call to check with your particular county as to whether the real property tax has been ASSESSED.  If so, and the combined anticipated 2018 SALT (income and property tax) exceeds $10,000, go pay that real estate tax for some tax savings. It has been my experience in real estate transactions to provide a credit to purchasers for the prior year real estate taxes because they were assessed although not yet due.  This provides further basis to make the case that prepaying 2018 tax is a deduction in 2017. I have received a case example from a reader of this post.  Taxpayer went to the Arapahoe County Treasurer today, December 29, 2017.  The Treasurer informed taxpayer that Arapahoe considers the tax assessed on May 1, when they value properties.  He promptly paid his 2017 taxes due 2018 and the treasurer gave him a receipt with 2017 printed on it. Colorado does seem perfectly aligned to prepay your taxes due 2018 in 2017 for a deduction in 2017 to thereby avoid the $10,000 cap in  the new bill.  Of course, there is AMT! Here’s the text: SEC. 11042. LIMITATION ON DEDUCTION FOR STATE AND LOCAL, ETC. TAXES. (a) IN GENERAL.-Subsection (b) of section 164 is amended by adding at the end the following new paragraph: ”(6) LIMITATION ON INDIVIDUAL DEDUCTIONS FOR TAXABLE YEARS 2018 THROUGH 2025.-In the case of an individual and a taxable year beginning after December 31, 2017, and before January 1, 2026- ”(A) foreign real property taxes shall not be taken into account under subsection (a)(1), and ”(B) the aggregate amount of taxes taken into account under paragraphs (1), (2), and (3) of subsection (a) and paragraph (5) of this subsection for any taxable year shall not exceed $10,000 ($5,000 in the case of a married individual filing a separate return). The preceding sentence shall not apply to any foreign taxes described in subsection (a)(3) or to any taxes described in paragraph (1) and (2) of subsection (a) which are paid or accrued in carrying on a trade or business or an activity described in section 212. For purposes of subparagraph (B), an amount paid in a taxable year beginning before January 1, 2018, with respect to a State or local income tax imposed for a taxable year beginning after December 31, 2017, shall be treated as paid on the last day of the taxable year for which such tax is so imposed.”.  (b) EFFECTIVE DATE.-The amendment made by this section shall apply to taxable years beginning after December 31, 2016. Also review the IRS bulletin on this topic: https://www.irs.gov/newsroom/irs-advisory-prepaid-real-property-taxes-may-be-deductible-in-2017-if-assessed-and-paid-in-2017.

Related Colorado and Federal Tax Resources

State and local tax deductions interact with Colorado filing obligations, federal return preparation, real estate ownership, and business taxation.

Nonresidents of Colorado Taxed on Colorado Real Estate

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Posted by
Philip Falco
Nonresidents of Colorado Taxed on Colorado Real Estate

It is a little known fact that if a nonresident of Colorado owns real estate in Colorado, such as a ski condo, the nonresident must file a DR 104 and complete the 104PN Part-Year/Nonresident Computation Form upon sale or receipt of rent.

For example, a taxpayer who lives in California and owns a vacation ski condo in Aspen must file a Colorado State Income Tax Return DR 104 upon the sale of the condo or if taxpayer has rental income with respect to the ski condo.  As such, taxpayer would likely file two State tax returns: a California return and a Colorado return.

In addition to Colorado real estate, the following income sources are taxed:

  1. The ownership of any interest in real or tangible personal property in Colorado
  2. A business, trade, profession, or occupation carried on in Colorado
  3. The distributive share of partnership or limited liability company income, gain, loss, and deduction determined under CRS section 39-22-203
  4. The share of estate or trust income, gain, loss, and deduction determined under CRS section 39-22-404
  5. Income from intangible personal property, including annuities, dividends, interest, and gains from the disposition of intangible personal property to the extent that such income is from property employed in a business, trade, profession, or occupation carried on in Colorado. A nonresident, other than a dealer holding property primarily for sale to customers in the ordinary course of his trade or business, shall not be deemed to carry on a business, trade, profession, or occupation in Colorado solely by reason of the purchase and sale of property for his own account.
  6. His share of subchapter S corporation income, gain, loss, credit, and deduction allocable or apportionable to Colorado.

DR 0107 Colorado Nonresident Partner or Shareholder Agreement is the form used to establish jurisdiction over the nonresident partner (1065) or nonresident S Corporation (1120S) shareholder.  This form is signed by the partner/shareholder and then filed by the partnership/s corp.  By signing this form the partner or shareholder promises to file a DR 104 as a nonresident of Colorado and report the income from the resident partnership or s corp.  In this way, the State of Colorado extends its jurisdiction to nonresident partners and shareholders thereby defeating state tax evasion techniques.

Consequently, if you receive a K1 from a Colorado partnership or Colorado S Corp, be ready to file a DR 104.

Colorado rental-property owners may also need coordinated federal and Colorado return preparation for rental income, Schedule E, depreciation, expenses, and eventual property sales. See our landlord and rental property tax preparation service.

Related Colorado Real Estate Tax Resources

Nonresident ownership of Colorado property may create Colorado filing, withholding, entity, income-allocation, and federal tax consequences.

Denver Head Tax a deduction on Colorado State Income Tax Return

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Posted by
Philip Falco
Denver Head Tax a deduction on Colorado State Income Tax Return

We do a host of tax return amendments for clients either as part of IRS Voluntary Disclosure Practice, or simply corrected errors spotted by clients of other CPAs, c.f.  IRS Pre-Audit Investigations.

As part of our thorough review we noticed that a different accounting office had added back in full the amount of state and local income tax paid by a taxpayer.  Here’s what we gathered based on the tax law.

Colorado State Income Tax return 104 starts with the federal income tax from form 1040.  Pursuant to CRS §39-22-104, certain items are added; that is, taxpayer will pay Colorado State tax on those items even though taxpayer did not pay federal income tax on those items.

One such item is State Income Tax.  State and local income tax is deductible pursuant to IRC §164(a)(3) on a 1040.  It makes sense for Colorado to essentially disallow a deduction for the tax the income of which it is taxing.

Enter local tax, such as the Denver Head Tax. I have good news for you: the Denver Head Tax is deductible on the 1040 and Colorado 104.  It is not added in pursuant to CRS §39-22-104.  The add-in applies only to state income taxes, not local taxes.

 

 

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Denver occupational taxes may affect federal deductions, Colorado reporting, payroll compliance, and business tax preparation.