San Francisco: Real Estate Investment in Silicon Valley

San Francisco is one of USA’s legendary cities. It is immediately next to silicon valley, was the birthplace of hippies, and is one of the most important cultural hubs of the 20th century. This is reflected in the real estate market though. There are many reasons why San Francisco is considered to be one of the most difficult real estate markets to get into. Not to worry though, we give you the full rundown of where you should invest in this metropolis. First we take a short look at the economy and the general real estate market though.

Why is San Francisco Economically Successful – Major Industries, Prediction

San Francisco may have started its fame with the gold rush, but nowadays it is a tech mega-city. While a lot of the action takes place in Silicon Valley, there’s a massive number of tech startups starting out within the city limits as well. Another important sector is finance, with the largest porportion of employment in the city. Next are business services like consulting, retail, and of course tourism.

• New Technology
• Finance
• Business Services
• Retail
• Tourism

Where does San Francisco Rank in Cost of Living? Expensive Luxury with Culture

In the cost of living index published by Numbeo, San Francisco is ranked 4th (94,17), with New York being two spots ahead at an index score of 100,00. The average restaurant trip here will cost $19,00 and a loaf of bread $3,80. If you’re looking to move here, remember that basic utilities for a month cost $166 and the average internet plan $69. Not to worry though, as the average monthly salary is higher than elsewhere too, with $7.777 after tax landing in your pocket. If you want to see where San Francisco ranks, look at a few select cities below, with their index and rank in US cities:

• Hamilton, BE (147,00) – 1
• New York City, NY (100,00) – 2
• San Francisco, CA (94,17) – 4
• Los Angeles, CA (81,31) – 15
• Miami, FL (77,98) – 25

Rent Index – Does San Francisco have the Highest Rent?

It is also possible to look at the rent index. This gives information about the relative price of rent. Considering that San Francisco is considered by many to be the most expensive city to rent in, it’s no surprise, that they rank first in the most expensive city for renting. This also demonstrates the unique position which San Francisco has, where its cost of living generally is not higher than other cities, but its rental price is. Take a look at the ranking below:

• San Francisco, CA (116,48) – 1
• New York City, NY (100,00) – 2
• Hamilton, BE (94,98) – 3
• Los Angeles, CA (75,17) – 10
• Miami, FL (62,01) – 16

San Francisco Views – Drone Flight

San Francisco is obviously most well-known for the Golden Gate Bridge. It has so much more beauty though, and this is captured by drone in the video below.

Real Estate Investment: High San Francisco Real Estate Inventory

Real estate in San Francisco is legendary. Not always in a positive way, but legendary nonetheless. From impossibly luxurious apartments, to the infamous rowhouses on its hills, and impossibly high rent, this real estate market has it all.

Real Estate Prices San Francisco – Overview

If you’re looking at investing in real estate, you can expect to pay an average of $14.485 per square meter in the city centre. Outside the city centre it’s less, but still a strong $9.989. Comparing that to a rental price of $3.224 for a 1-bedroom apartment, or $7.100 for a 3-bedroom.

• $14.485 per Square Meter
• $3.224 for 1-Bedroom Apartment

San Francisco Real Estate Market Guide – Is it a Good Time to Buy in the Bay Area?

In January of this year, the amount of sales were 67% higher than in the year previous. A remarkable increase. This is likely not going to continue increasing as heavily, but it is indicative of the positive change in the Bay Area. What’s important is that the San Francisco real estate market is incredibly complex, with prices varying quickly, and by location. At the moment the market is marked by very high inventory, and low sales. That means it is a good time to buy in San Francisco at the moment, especially single-family residentials!

• Yes, right now is a good time to buy, with low prices thanks to many houses being on the market

Most Expensive, Cheapest Neighbourhoods in San Francisco – Real Estate Prices

The most expensive real estate in San Francisco can be found generally in the North of the city. These are places like Presidio heights, Cow Holow, and Russian Hill. Central San Francisco is home to a broad range, with e.g. Ashbury Heights being among the most expensive, while Monterey Heights ranks lower. The cheapest can be found in Southeast San Francisco (Visitacion Valley, Bayview, or Silver Terrace).

The Top 5 Most Expensive Neighborhoods in San Francisco – Real Estate

If you’re buying a house, the most expensive place to do it is in Presidio Heights, with a median sales price of $7.350.000. Next up is Pacific Heights with a median sales price of $5.600.00, and Sea Cliff at $4.672.500. The full ranking of the top 5, by median sales price is below:

1. Presidio Height – $7.350.000
2. Pacific Heights – $5.600.00
3. Sea Cliff – $4.672.500
4. Cow Hollow – $4.296.000
5. Russian Hill – $3.850.000

Top 5 Cheapest Neighborhoods in San Francisco – Real Estate

If you’re looking for something a bit more affordable, but still in vicinty to the city, you’re still going to be forking out the cash. The cheapest area in San Francisco is Hunter’s Point, where you will still be paying around $825.000 for a house. Next up are Visitacion Valley ($910.000), Bayview ($920.000), and Oceanview ($935.000). The full list, from cheapest to more expensive below:

1. Hunter’s Point – $825.000
2. Visitacion Valley – $910.000
3. Bayview – $920.000
4. Oceanview – $935.000
5. Bayview Heights – $937.000

San Francisco Taxes – Property Taxes, Real Estate

San Francisco taxes are a complicated matter. It of course depends on if you’re in San Francisco County or San Mateo, and many more issues. Let us take a deep dive into San Francisco taxes, and what you can expect to pay.

San Francisco Tax Rates – How much Taxes do you Pay in San Francisco

In general the state of California has income tax rates between 1% and 12,5%. Also, for large businesses, the city of San Francisco has an additional tax for expenses of large businesses. This is a 1,5% gross receipts tax on payroll expenses. Additionally, in San Francisco there is a total sales tax of a massive 8,5%.

• Income Sales Tax: 1%-12,5%
• Sales Tax: 8,5%

San Francisco Property Tax Rates – California Rankings

California property taxes aren’t simple. In California, the average rate of property tax is 0,77%. Each county has their own regulations and expenses, therefore it is important to also look at the amount you will pay in San Francisco County. Here, the average property tax is 0,65%, compared to Los Angeles at 0,75% or the neighboring San Mateo County at 0,66%.

• Avg. US Property Tax – 1.1%
• Avg. California Property Tax – 0,77%
• San Mateo County – 0,66%
• San Francisco County – 0.65%

Interested in property taxes in California? Our full article on the matter should be interesting to you:

• California Property Taxes

SoMa to Ashbury: Top San Francisco Neighborhoods

There are too many neighborhoods to remember. Here we present the most important, hottest, and up-and-coming neighborhoods to keep in mind. Our top San Francisco neighborhoods for real estate are:

1. SoMa
2. Union Square
3. Sunset District
4. Nob Hill
5. Haigh/Ashbury
6. Pacific Heights

SoMa – Downtown Hub

This downtown San Francisco neighborhood is massive. If you’re looking for real estate, it’s a great catch though, South of Market (or SoMa for short) is still affordable. This is also in part due to the upcoming Central SoMa project which will create thousands of housing units and jobs.

Union Square – Lively, Exclusive City-life

Union Square is the pulse of the city, surely being among the liveliest and most exclusive parts of the city. Don’t forget luxurious shopping opportunities and swaths of hotels, restaurants and art galeries. It may be home to many tourists, but also to some of the best streets in the city

Sunset District – Suburban Dream

Sunset district is a massive neighborhood, in terms of space as well as population. It is the suburbia which many young American families are looking for. There are many schools and universities, it is safe, and with an unemplyment rate under 3%, it is also a financially healthy area. Not to forget are also the many parks, which make taking a stroll here a pleasure.

Nob Hill – Elegance and Style

While Russian Hill is still bustling with tourists due to nearby Ghirardelli Square, Aquatic Park and Lombard Street, Nob Hill is the elegant, exclusive side of San Francisco. This is the SoHo of San Francisco. Four of the best hotels reside here (Big 4), Grace Cathedral (a replica of Notre Dame, Paris) and beautiful parks, such as Huntington Park with the wonderful fountain of the tortoises.

Haight/Ashbury – Still in?

Haight Ashbury is still one of the hottest parts of the city. The former birthplace of the flower power movement, where legends such as Janis Joplin and Jimi Hendrix lived, is still the center of the alternative and creative scene in the USA. Here you can find many cafes and restaurants frequented equally by students, neo hippies, families and tourists. Although many expensive boutiques and high-end vintage stores have settled here, the flair as a former hippie stronghold is still palpable.

Pacific Heights – Best Quality of Life in San Francisco

When it comes to the quality of life, you can’t do better than Pacific Heights. This neighborhood is always described as the most expensive and exclusive part of the city, and for good reason. All around, there are unbelievable views of the coast. It is even home to what is called Gold Coast, one of the most expensive areas in the US inhabited by San Franciscos billionaires. For a more affordable area than gold coast, consider Western Addition which shares the luxurious atmosphere, without the sky-high prices.

General Partnership: Formation, Advantages and Disadvantages

Many people want to go into business with a partner. This has many advantages over working alone. You have someone to carry you through struggles, and someone to turn to for decision-making. There’s also the fact though that you have someone who is interfering with the decisions that you would like to make. This can be hard to handle, but can be worth it. In the following we show you what a general partnership is, its advantages, how it is formed, and much more.

Definition and Basics: What does a General Partnership Mean?

The official definition, according to the state of California is “a form of business entity in which two or more co-owners engage in business for profit”. In practice it means two individuals share liability, profits, and losses from real estate investments. Important: this form of doing business is unincorporated, meaning that it is not separate from the people doing the business. It also has, by definition, more than one owner.

• A form of business entity in which two or more co-owners engage in business for profit

Forming a General Partnership: Business Name, Licenses, Agreements, etc.

In forming a general partnership, the first step is to choose a business name for the partnership. This is important, as you need to make sure that the name is not taken by another company or partnership. To do this you search your local district’s registry, the state secretary’s and so it does not infringe on a trademark or service mark the United States Patent and Trademark Office and the Register of Trademarks and Service Marks. Next, you draft and sign a well-written partnership agreement.

Next, back to the secretary of state, where you file a statement of general partnership. Many people skip this, as it is not obligatory, and you can avoid the $70 filing fee and the $15 fee. In the same step, you register the name of the partnership at the local level by obtaining a fictitious business name. Next you must set up a separate bank account for your partnership. You should try to keep your personal finances separate from your business finances. Finally you obtain the local business licenses and specialty real estate licenses (these differ between states).

Process summarized:

1. Choose a Name
2. Create a Partnership Agreement
3. File Statement of General Partnership and Register Name
4. Open a Partnership Account
5. Obtain Permits and Licenses

Documents:

• Partnership Agreement
• Statement of General Partnership

Advantages: Filing Fees, Stress and Flexibility

The first advantage is not the most significant, but perhaps important for partnershiips with limited time and finances (we do not recommend this). A general partnership is not as legally binding as other forms of business entities, and therefore is not necessary to be filed at the state level. Therefore you can skip the filing fee and hassle with the secretary of state. It is also in general a less stressful form of business, as there is less bureaucracy and it is less legally protected. Lastly, the biggest advantage of a general partnership is that it is very easy to convert to an LLC. This makes it a great stepping stone for those not ready for the total commitment of an LLC.

• No filing fee
• Less stressful
• Flexible to convert

Disadvantages: Structure, Liability and Disagreements

The main reason most people form a business is to avoid liability. This is unfortunately not the case for general partnerships which are not subject to liability protection, as they are not entities separate from their owners. An additional problem comes from the fact that general partnerships are often formed between two individuals who already know each other. Even when this is not the case, a common problem, as there are only two people in the partnership, is that owners disagree. This can lead to conflict and far-reaching issues. The lack of structure is another and the final disadvantage of general partnerships

• No liability protection
• Owners can disagree
• Lack of Structure

Real Estate General Partnership: Advice, Tips for Real Estate Partnerships

Different from other types of ownerships like C corporations or S corporations, a general partnership is considered the original partnership, and is also the least complicated. There are still a few details to keep in mind. Including how to structure a real estate partnership (whether limited or general), and the utmost importance of a partnership agreement. Lastly, we also answer the common question, if general partners are a necessary part of a partnership.

1. Structuring a Real Estate Partnership
2. Partnership Agreement
3. Does every partnership need a general partner?

Structuring a Real Estate Partnership

The structure of a real estate partnership can be a complicated thing. It is important to take your time with planning this, and making every step of it as perfect as possible. To avoid mistakes, get a primer on how to structure your partnership with the video below.

Partnership Agreement – Most Important Part of a General Partnership

When investors in a general partenrship buy a property, each general partner has an equal right to participate in the management and control of it. From a practical perspective, this means that determining how disagreements that arise in the ordinary course of business will be handled is of paramount importance. The partnership is free to designate a different method of decision-making and provide for it in writing either in the partnership agreement and/or an amendment thereto. In the partnership you will detail how decisions are made, how votes are made, and if you need e.g. a majority or unanimous vote.

The partnership agreement is make or break!

Does Every Partnership Need a Partner?

Yes. Every partnership, including limited partnerships, and limited liability partnerships (not to be confused with limited liability company), need at least one general partner. This is the person that makes day-to-day decisions, and takes the brunt of liability. They also make all legally binding decisions, as it is them who are liable for any legal consequences.

• Yes, every partnership needs at least one general partner who makes day-to-day decisions

Taxes: Pass-Through Structure

There are a few benefits to taxes in tthe world of general partnerships. Firstly, general partnerships, unlike corporations, do not pay income taxes. We go in-depth on the details you need to know, below.

1. Are Partnerships Tax Exempt?
2. Do all Partners pay the Same Amount of Taxes?

Are Partnerships Tax Exempt? Tax Structure of General Partnerships

Yes. General partnerships are tax exempt. The business itself does not pay any income taxes. Rather, the general partners pay income taxes. In other words, profits, losses, etc. all pass through to the partners directly.

• No, all income and losses pass through directly to partners and are taxed as their incoome tax

Distribution – Do all Partners Pay the Same Amount of Taxes?

This can be decided by partners. Otherwise, the IRS taxes every partner equally. This can be advantageous, e.g. if you are an existing partner and a new partner joins, in which case the amount of tax reduces. If you are made a partner though, then you become owner of the partnership’s assets, and also liable for taxes.

• Partners decide whether everyone pays the same amount

General Partnership – The Original Partnership

The general partnership is the classic, the original type of partnership. It is attractive often mostly for beginners or those who are not yet certain that they will enter an LLC or the direction their business will take. It has many advantages though, and is a good decision for many who choose it.

Comparison: What is the Difference between a General Partnership and Limited Partnership

The difference between a general partnership and a limited partnership is that a general partnership consists only of general partners, all of whom carry liability. Limited partnership has additional partners who are not liable (so-called limited partners). General partnerships and limited partnerships are often misconstrued, due to the important difference between a partner and partnership. A limited partnership also has general partners.

• Limited partnerships are general partnerships with additional partners who do not carry liability (limited partners)
• General partnerships consist only of general partners

See Limited Partnerships – Real Estate

REIT: Formation, Advantages and Disadvantages

For a more grand style of investment. It is possible to have a trust which manages real estate investments, in which many shareholders invest much capital. These are the wall street version of a real estate holding, and are connected with massive sums of capital.

Definition and Basics: Real Estate Trust Fund

A REIT is first and foremost a Real-Estate-Investment-Trust. At first glance, a REIT seems very similar to a real estate corporation. It is a company which operates or owns real estate. These are typically income-producing, such as hotels, infrastructure, or warehouse. That means the majority of its economy comes from income, as opposed to in the form of sales or appreciation. REITs are also usually not diversified. A REIT which specializes in timber, will own much land, but very little e.g. office spaces.

• Real Estate Investment Trust – Publicly traded companies

Forming a REIT: Big Real Estate Company

If you wanto to form a REIT you must first establish a partnership agreement. Typically REITs are originally management companies, thanks to the requirement of 100 investors. Next you decide in which state you will form your REIT, and contact this state’s secretary. Next, the private placement memorandum (also called offering memorandum) details important information about the REIT, e.g. properties which it intends to invest in, and information about board directors. Now you start searching for investors, by offering your prospectus which informs them of your strategies, structure, etc. Once the magic number of 100 is reached, you can filed for articles of incorproation. Finally, you file Form 1120 with the IRS, and you’re done!

Process summarized:

1. Establish partnership agreement
2. Decide on location
3. Contact secretary of state
4. Write a private placement memorandum
5. Investor search using prospectus
6. File for articles of incorporation and Form 1120

Documents:

• Private Placement Memorandum (a.k.a. Offering Memorandum)
• Prospectus
• Form 1120

Advantages: Low Risk, Diversification and Flexibility

Investors can profit from investments which they would usually not be capable of making. These can be massive infrastructure projects which an everyday person typically does not have the money to invest in, but in cooperation with many others can contribute. Additionally, they are able to diversify their investment within the real estate market, because they hold an interest in multiple properties with minimal dollars. There is also lower risk associated with REIT investing. Another certain advantage is the fact that investors can sell their shares quickly. Another advantage, if you are a foreign national in the USA, is that, although you would not qualify to invest in traditional real estate, you can through a REIT.

• Profit from investments which would otherwise be impossible
• Diversified investments
• Lower risk
• Sell shares quickly
• Not barred if foreign

Disadvantages: Slow, Taxation and Loss of Control

Some disadvantages were mentioned earlier. The main disadvantage is that REITs are typically not subject to large growth because they cannot reinvest their income. They are forced to return 90% of the earnings to the investors meaning only 10% of the earnings can be reinvested in the company. Additionally, while most dividends are only taxed at 15%, REIT dividends are taxed as regular income. This is a much higher rate. There is also the drawback that REIT investors do not have control over operational decisions, meaning they can be helpless against ineffective changes. Lastly, some REITs (but not all, do your research!) incur exorbitant management and transaction fees. This logically leads to lower distributions of incomme to shareholders, and therefore reduced income for the investors.

• Slow growth
• Dividends highly taxed
• No control over operational decisions
• High management & transaction fees

Real Estate REIT: Requirements, Profit

If you want to get in on the REIT business, there’s a few things to keep in mind. If you own property, or want to buy and sell properties, a REIT will not be for you. It is a more likely choice when you have surplus capital which you want to invest in a slow-growing and safe trust.

Are REITs Publicly Traded?

Yes! This makes the fundamental difference between other LLCs or e.g. limited partnerships. They are publicly traded, and therefore you can invest in REITs as you would in other trusts or stocks. In a sense they are stocks where you invest in real estate managers.

• Yes, REITs are publicly traded

Can I Start my own REIT? Requirements

Yes! Although it is not easy. There are a few important things to keep in mind. First, before becoming a REIT, most companies are LLCs, which once finding enough investors, file to become a REIT. These requirements are not asked to be present in the first year of a REITs operation, but usually by the second.

• REITs have multiple requirements
• Most REITs begin as LLCs

How Many Investors in a REIT?

The first important requirement is that you must have at least 100 investors. For most people it is difficult to find this. Especially when having little real estate experience, it is hard to find this many investors willing to take the risk.

• At least 100

Pay-Out for REITs – Over 90% of Profit

REITs must, by law, be structured such that at least 90% of profits must be distributed to investors as dividends, every single year. This is a law, and therefore, once not doing this, a REIT will forfeit its status as such and no longer qualify for the additional benefits of being a REIT.

• REITs must distribute at least 90% of profits to investors

What does a REIT Invest in?

Another law from the IRS: you must also invest at least 75 percent of a REITs value/assets in a form of real estate. This is usually not a problem, with the majority of REITs having over 90% of their assets invested in real estate. A REIT must also derive at least 95 percent of its gross income from real estate investments.

• REITs must invest at least 75% of their assets in real estate

Can you Become Rich with REITs? – Profit, Investment Dividends

Most people will not become rich with REITs. They are slow to throw dividends, yet for that reason usually very safe. It is unlikely to e.g. double your investment. Yet, in the long run, the vast majority of REITs have outperformed most stocks, meaning that they are a safer investment. Although there are some mega-REITs which have shown massive increases in value, and great profit for their investors, these are not get-rich-quick stocks.

• REITs are a safe but slow-growing investment

Invest in Real Estate or REITs? How to Choose

If you’re struggling to decide whether to invest in a REIT or in real life real estate? Take a look below, as this video explains everything you need to know about REITs and real estate:

Can an LLC be a REIT? Differences and Similarities

First and foremost, REITs are taxed as corporations. In practice, this means that most management companies intending to become a REIT will begin their life as an LLC. Once this LLC has grown to be large enough, it will file to become a REIT.

Taxes: Few Advantages

If you want tax deductions, REITs probably won’t be for you. Compared with traditional real estate investing, where tax write-offs are near-infinite, including depreciation, mortgage, interest, etc., REITs are not as priveliged.

1. REIT dividends Taxation
2. Depreciation Expenses

Normal Income – REIT Dividends

At least 90% of income which the REIT generates must be passed on to investors. This is taxed according to each individual investor’s marginal tax rate. In other words, the income which an investor makes from REITs is taxed as any other income would be.

• Dividends are taxed as normal income by investors

Depreciation Expenses – REIT Tax Advantage

Depreciation expenses can reduce the amount of income received. REIT investors can minimize their taxes by writing off this depreciation on the dividends they receive.

• You can write off depreciation for REITs

REIT Summary: Big-Time, Slow-Time

REITs certainly have a good reason to exist. They offer a unique opportunity to invest in the massive and seemingly unbeatable real estate market, without having to shell out the millions, or taking up a mortgage. With less risk comes less reward though, and this type of investment is not likely to pay off quickly or heavily. It is a small and constant pay-off. This can be attractive or not depending on what you prefer!

C Corporation: Formation, Advantages and Disadvantages

A C corporation, also called c corp, is, in contrast to the similar s corp, a true corporation. That means that some tax advantages dissapate, while some other advantages become apparent. Follow along to understand why, and in what cases the c corp can be the right decision for you.

Definition and Basics: C Corp as a True Corporation

A C corp is a taxable entity that acts as a corporation. Any real estate or objects it owns will also be in the name of the corporation, and any increase in value, e.g. through appreciation, will be taxed as a corporation.

• C Corporation = Taxable corporation

Forming a C Corp: How to, Steps, Documents

To form a C corp the first step is to choose where you want to file. Three main things to look out for: Filing fees (Nevada is most expensive, Hawaii, Colorado and Arkansas cheapest), the laws and bylaws, and whether your name is taken. Then you must gather your board of directors, with whom you will then file the articles fo incorporation with the state. Watch out though! This does not mean your corporation is formed, this is merely informing the state that you intend to form a corporation. Next you will decide with the board of directors how things work, who does what, and what is allowed or not allowed (i.e. formalizing the bylaws and finding an operating agreement). After this is done, it is put into writing, and passed on to the state.

Process summarized:

1. Choose a Location (e.g. Hawaii or Colorado)
2. Find Board of Directors
3. File Articles of Incorporation
4. Operating Agreement
5. Final Certification

Documents:

• Operating Agreement
• Statement of Corporate Form/Management Structure

Advantages: Raising Capital and Liability

A C corp is a good way to overcome many of the issues of S corporations. For one, you have an improved ability to raise capital, because the structure makes bringing on investors much easier and more convenient. Additionally, there is, as with all forms of real estate entities, liability protection, meaning it is the corporation, not the individual behind it being liable. Lastly, a major advantage is that C corps are self-sustaining in a sense. Most business structures cease to exist once owners or investors leave. This is not the case for C corps though, which remain despite the owner leaving the company.

• Easier to Raise Capital
• Liability Protection
• Self-Sustaining

Disadvantages: Double Taxation, Regulations and Fees

Now, despite all its advantages, there are significant drawbacks. These have lead to many people proclaiming that no one should ever hold their real estate in a C corp, but this is of course not true. The biggest disadvantage is of course the double taxation. Many people seek a real estate entity to avoid exactly this double taxation. E.g. a limited partnership allows for investors to tax their profits only once, which is not the case for a C corp. Additionally, C corps have a lot of regulations which they must adhere to. That means a lot of paperwork for accountants or owners. Lastly, C corps can incur large costs to be formed as well as for upkeep.

• Double Taxation
• Lots of Regulations = Lots of Paperwork
• Large Fees for Incorporation and Upkeep

Investing in real estate and want to save on your taxes?

Real Estate Tax Deductions

Real Estate C Corporation: Big Investments

For investing in real estate in a grand style, C corporations are just the thing. Now it is important to keep in mind the legalities behind actual c corporations and s corporations and what they mean.

What is the Difference Between an S Corp and C Corp?

In reality, there is no true difference. Even S corps are C corps, just that they have filed a different IRS form. An S Corporation is also called a Sub-S, and is a C Corporation that has filed Form 2553 and elected to be treated as described in Subchapter S of the Code. Of course you can always choose to go with multiple entities, which can give you advantages of each form of business.

S corporations = C corporations with Sub-S status

Terminology Confusion and Legalities – Investment Misunderstood

It should be mentioned that no matter what, every corporation which is created is a C corporation. There is no way around it. That means, by default, you are going to be forming a C corporation. It is only possible afterwards to file for an S corp election. This then takes the corporation to a Sub-S status.

How can C Corporations Avoid Double Taxation? Saving Real Estate Taxes

Everybody wants to pay less real estate taxes. Especially when you are paying taxes on income that is already taxed, which real estate investment often incurs. So, how is it possible to avoid the biggest disadvantage of C corps, double taxation? Let us explain. First, why this is a disadvantage, then the legal surroundings of converting to an S corp, how to convert to an s corp, and how long this process takes. Lastly, to get a lay of the land how much you’re paying, the full tax rates in US states for C corporations.

1. Why is Double Taxation a Disadvantage for Corporations?
2. Can I convert my C corp to an S Corp?
3. How to Convert a C Corp into an S Corp
4. How Long does it Take to Become an S Corp?
5. How much are Taxes for a C Corp?

Why is Double Taxation a Disadvantage for Corporations?

In itself, the legal structure making double taxation possible is not a problem. Wanting profits from your real estate investment makes a problem. In fact, a corporation not being a pass-through entity like LLCs or s corps has many advantages. It is for these reasons that people choose the C corp. Double taxation is only a disadvantage when an investor, owner, or member, wants to receive money from the corporation. In the case of an S corp, this is declared as personal income, once. In a C corp, it is taxed once going into the company, and once going into your pocket

• Only a problem when withdrawing money

Avoid Double Taxation: Can I convert my C corp to an S Corp?

Taxes when buying real estate are already confusing and at times costly. As mentioned above, using a C corp means likely being subject to double taxation. Yet it’s possible to convert your C corp into an S corp, avoiding this problem. Some shareholders of C corporations never took advantage of the opportunity to convert and therefore remain subject to double taxation. Since the Tax Act of 1986, personal tax rates were reduced, making it possible to convert C corporations into S corporations. Because S corps have a more convenient tax structure, this would avoid the issue of double taxation.

• Yes, Since 1986 you can convert C corporations to S corporations

How to Convert a C Corp into an S Corp – Real Estate Investment

A possible solution to possibly avoid double taxation upon liquidation of property in a C Corporation is to convert the C Corporation into an S Corporation. To become an S Corporation, a C Corporation must file IRS Form 2553 with the IRS. This form must be signed by all shareholders, which means that each shareholder has veto power over the conversion from a C Corporation to an S Corporation. IRS approval of Form 2553 is routine (not discretionary) as long as the corporation meets the formal requirements for conversion.

• Use IRS Form 2553
• Get approval from all shareholders

How Long does it Take to Become an S Corp?

This depends on if you are an existing corporation or a new corporation. New businesses must file for an S corp election within 2,5 months of creation. For existing businesses, it is 2,5 months before the beginning of the respective tax year. Yet in total, for the governing body to approve a new corporation, it takes four to six weeks.

• 2,5 months or 2 months and 15 days
• Four to six weeks after filing

C Corp Tax Rates – How much are Taxes for a C Corp?

Considering double taxation, it is also important to look at the general tax rates for the C corp. This has important influence on the salary that investors or owners will receive. These have been set in the same form since a reform by the IRS in 2010. Take a look below, comparing income in USD to the tax rate for the investor.

• $0 – $50.000: 15%
• $50.000 – $75.000: $7.500 + 25%
• $75.000 – $100.000: $13.750 + 34%
• $100.000 – $335.000: $22.250 + 39%
• $335.000 – $10.000.000: $113.900 + 34%
• $10.000.000 – $15.000.000: $3.400.000 + 35%
• $15.000.000 – $18.333.333: $5.150.000 + 38%
• $18.333.333: 35%

C Corp Summary: For Big Investments

C corp is maybe a bit like the next step for many corporations. It is for more investors, and with greater possibilities. That doesn’t keep it from its own disadvantages though, as can be seen in the double taxation issue.

Comparison: S Corp or C Corp?

That’s the question. To find out, read our in-depth article on S corps. It should tell you everything you could need to know about whether to choose an S corp or C corp to reduce liability for your real estate business.

See Real Estate S Corporation