Contact Us

  • San Diego Castles Realty
  • 10636 Scripps Summit Court, Suite 153
  • San Diego, CA 92131
  • P: 858.530.2374
  • F: 858.876.1701
  • E: info (at) sandiegocastles.com
  • Contact Form

Social Media

Subscribe to San Diego Castles Realty

Tax implications of a short sale? In California, maybe — for now.

A condo full of freelancers?
Creative Commons License photo credit: magnetbox

I occasionally troll “Trulia Voices,” Trulia.com’s question and answer forum.  Usually, I end up averting my eyes. It goes something like this. Buyer or seller asks question; seventy-three agents respond, like someone fired the starting gun for the final heat, with all sorts of helpful advice and offers for their services.

I tend to avert my eyes because, so often, ethical and even legal lines are blurred.  Agents start blathering about their commissions in real numbers (an anti-trust no-no in a public forum), or dispensing legal advice absent a law degree. Recently a relatively benign consumer question about discounted fees resulted in an ugly food fight with agents talking smack about and to each other concerning their particular business models. And in cases like this, all I can think is, “Dudes! This isn’t a private water cooler. General Counsel is listening.” Or, in the words of Hill Street Blues‘ Sgt. Esterhaus, “Let’s be careful out there.”

This week I came across this question on Trulia from a San Diego homebuyer:

My husband and I opened escrow on an approved short sale a week ago. Today, our agent called the listing agent to confirm the appointments for the home inspector and the appraiser. The listing agent said he needed to call the seller to confirm, but when the listing agent called back, he said that we needed to hold off on the appraisal and inspection because the seller wants to see if the new California legislation regarding debt cancellation will be signed into law by the governor. If it’s not, the seller says he can’t (or won’t) short sale the property. We had our offer on this home accepted in January, waited 2 months for approval, and have been in escrow for a week. Can the seller cancel???? What recourse do we have????

My first reaction, of course, was to wonder why they are using their “Ask the Audience” chit rather than phoning a friend – say, their agent… or a real estate attorney – but it does raise an interesting, contemporary topic.

Now, as a real estate agent who doesn’t hold a Juris Doctorate, I am not at liberty to dispense legal advice, but that doesn’t mean I can’t talk around the issue, and it’s one I’ve been meaning to address here for a few weeks.

What the home buyer is referring to is the possibility of California taxation on forgiven loan debt. The San Diego Union-Tribune reported on this earlier this month:

The tax applies to what is called the “cancellation of debt” that occurs when property owners lose their homes through foreclosure or arranges (sic) a short-sale in which they sell for less than the mortgage balance. The lender sends them a form itemizing the forgiven debt, and the amount is subject to income tax… Congress exempted most homeowners from the extra federal tax through 2012, and the state followed suit for 2007 and 2008 but did not extend the provision last year.

The result is that, in California, there are currently a lot of short sellers who are getting surprise 1099s for the forgiven debt on a short sale and are faced with State tax bills they hadn’t anticipated. Bills are currently in review that would extend the mortgage forgiveness act, but to date there has been no resolution. Even if passed, the Governor could veto.

An important caveat is that this applies only to recourse loans — typically refinances, second mortgages or equity lines. Non-recourse loans in California are not taxable (according to people who are attorneys, which I am not). ALWAYS consult an attorney or or your favorite accountant for the final word.

There is a second issue in the buyer’s situation. Is the seller contractually obligated to sell? That would depend on their contract and whether or not their open escrow came with lender approval letters (upon which our standard Short Sale Addendum says the sale is predicated). Regardless, and keeping in mind that I am not an attorney, even with a valid contract, the buyer’s remedy would be to force the sale by suing for specific performance. Not being an attorney and all (and hoping I have made that really, really clear), my guess is that successfully litigating this, forcing a financially strapped seller who is in a distress sale situation from his home, would be a smidge dicey at best.

But what do I know? I’m not an attorney.

There are actually three morals to this story. First, short sales are a turkey shoot. The process is long and fraught with uncertainty, and there is a higher level of difficulty in ultimately getting that coveted date with the County Recorder.

Second, short sellers with non-recourse financing may be facing a tax event in California. Hopefully, the State will act to address the inconsistencies with Federal law, but for now we are in limbo.

Finally, be careful about advice you get online, particularly from agents attempting to practice law.

Kris Berg

Kris Berg is Owner and Designated Broker of San Diego Castles Realty. She has been serving San Diego buyers and sellers since 1997.

Website - Twitter - Facebook

Subscribe

Like This Post? Get More San Diego News In Your Inbox!

Never miss important San Diego real estate news or changing market conditions!
Subscribe via RSS or email delivery!

  • Steve Berg

    Dptanderson – Unfortunately, you are in a situation which too many people are finding themselves these days. Since you do not want to get this wrong (and since I am not an attorney or CPA) , I would recommend that you seek assistance from one who is well versed in the current law. The Department of Housing and Urban Development (HUD) may also have a help center that might assist you. We do wish you the best.  

  • Dptanderson

    My husband and I have a quick question.. When all was going well we obtained two homes and one two live in. We hit a tough wall in life down to one struggle income medical needs child and would like to step out of our prime house its upside down by 70,000 and one of the rentals we would also need to short sale that home is upside down 80,000 the last home we are good on. We know the tax is forgiven on the home we live in if the bank oks the short sale, but what about the rental? is the tax on a short sale rental is it requeted all at once or payments? is this somthing that would make me bankrupt anyways.. May I ask for your thoughts on the rental and how does the tax of the short sale work on a home like that?
    Thanks

  • http://elizabethweintraub.com Elizabeth Weintraub

    You might want to update this post, Kris, because the state did extend the exemption and made it retroactive. Moreover, not all non-recourse loans are exempt from a deficiency in a short sale. They are exempt in a foreclosure. Short sales are different. As always, interested parties should obtain legal advice, as I am not a lawyer and do not dispense legal advice.

    Elizabeth Weintraub
    Broker-Associate #00697006
    Lyon Real Estate

    • Anonymous

      You are right that the points I raised in this year-old post are no
      longer entirely relevant. This was written in March of 2010. With five
      year’s worth of posts here, I can’t possibly revisit and update each
      one, but you raise a good point that a new post on the topic might have some value.

  • Shannen Doherty

    p { margin-bottom: 0.21cm; }

    Hello,

    I was just going through some finance and real estate related
    sites and blogs and came across your site (sandiegocastles.com) too.
    I really found it interesting and informative. I am working and
    associated with many finance sites as a content writer and I write
    articles on various topics of Finances. I really liked the way you
    have presented your site. I would love to do a “Guest Post” for
    your site like I did for other sites without charging you a penny. :)

    Some of the companies I co-author for are Community Development
    Financial Institutions, Oak View Law Group, Center for Community
    Development Investments etc. It would be great to be a part of
    reputed site like yours. :)

    The article will be 100% original and will be published only on
    your site. If you want you can suggest me a topic and I ll write an
    article for you on that topic.

    Contact me at shannen.doherty86@gmail.com .Looking forward for a
    positive reply. :)

    Thanks,

    Shannen

     

  • http://sandiegohomeblog.com Kris Berg

    Goo luck Keith!

  • Keith

    Kris -
    We are moving into a short sale in the coming months and meeting with a real estate attourney this week. Thanks for providing such great information! Though you are not an attourney, you nailed it. Much better to know the tax implications, work with an attourney and plan to settle on the outstanding amount the IRS may want in th future than to fill your pants when you suddenly get the bill you had no idea was coming…

  • alex de guzman

    The article helps me make decision whether or not to short sale my 2nd home.

  • http://LakeTahoeShortSaleExpert.com Lake Tahoe Short Sales

    Kris,

    Honestly, one of the most well written short sale articles I’ve read in a while (including my own). This is interesting to me too:

    “My first reaction, of course, was to wonder why they are using their “Ask the Audience” chit rather than phoning a friend – say, their agent… or a real estate attorney ”

    I think the same reason people go to wikipedia. Whereas, you call an attorney and the secretary blocks you from talking to her boss until they feel financially viable not to do so.

    Kris, awesome article and more power to you and the brokerage.

    -Joe

  • http://sandiegohomeblog.com Kris Berg

    Now, Audrey, I know you aren’t old enough to remember Hill Street Blues. You must have Googled it.

  • Pingback: Tax Implications of a Short Sale? in California, Maybe For Now …

  • http://www.featuringsandiego.com Audrey Sanchez
  • Ron Aguilar

    At least we know that you are not an attorney:)

  • Smithers

    But if you were an attorney, you could engage in “gritty legal action” with real (not imaginery) short-selling clients on a day-to-day basis.

    Time for law school? (hint: working for clients who have a demonstrated unwillingness and/or inability to pay their bills is not a good strrategy for paying back those student loans).

  • http://twitter.com/PhxREguy PhxREguy

    RT @KrisBerg: This is just a test. http://bit.ly/ckljw7 [I'd say your test passed]

    This comment was originally posted on Twitter

  • http://twitter.com/KrisBerg KrisBerg

    This is just a test. http://bit.ly/ckljw7

    This comment was originally posted on Twitter

  • http://twitter.com/HomeownerTips HomeownerTips

    Tax implications of a short sale? In California, maybe — for now … http://bit.ly/bCK7MG

    This comment was originally posted on Twitter

  • http://twitter.com/shortsaleart shortsaleart

    Blogs: Tax implications of a short sale? In California, maybe — for now …: My husband and I opened escrow on an … http://bit.ly/bXDWoA

    This comment was originally posted on Twitter

Office Location

  • San Diego Castles Realty
  • 10636 Scripps Summit Court, Suite 153
  • San Diego, CA 92131
  • P: 858.530.2374
  • F: 858.876.1701
  • E: info (at) sandiegocastles.com
  • CA BRE# 01853496

Broker Information

  • Kris Berg, Broker
  • CA BRE #01241572