Blogs by Ron Ricard - Investment Property Exchange Services, Inc


About

Designated as a Certified Exchange Specialist by the Federation of Exchange Accommodators, I have taught 1031 tax exchange accredited courses to over 9000 investors, real estate agents, and lenders over the past eight years.

Before joining IPX 1031, I have 18 years experience in the energy industry, focusing primarily on regulatory, legislative and legal issues. I have a BS in Civil Engineering from UC Berkeley and an MBA in Marketing and am an active real estate investor.

I have been a frequent guest on "Rock, Roll & Real Estate" (KNEW, 10:00 AM Sundays), "Strategies for Real Estate" (Channel 15, 8:30 PM Wednesdays), "Valley Homes on TV" (Channel 15, 9:00 PM Thursdays), and "Let's Talk Real Estate with Robert Aldana" (KSCO, 1:00 PM Thursdays). I am a guest lecturer at the College of San Mateo and Chabot College.

I am very active on numerous real estate association boards throughout Northern California, including Associations of Realtors, Women's Council of Realtors and property management groups.
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Here is a selection of my recent posts:

Ron Ricard - Investment Property Exchange Services, Inc:   Ron Ricard - Investment Property Exchange Services, Inc

Personal Property Exchanges
October 19, 2009 · · 2 Comments

Personal Property Exchanges – The Other Side of Section 1031

 Many Taxpayers are familiar with §1031 exchanges of real estate.  What many people do not know is that section 1031 applies equally to the exchange of personal property.  Taxpayers that sell personal property used in a trade or business or held for investment may miss a valuable opportunity to defer the tax gain on the sale if they do not consider like kind exchange treatment for their transaction. Read more

Ron Ricard - Investment Property Exchange Services, Inc

Converting your Primary Residence into Rental Property
September 2, 2009 · · 5 Comments

The tax code allows you to keep some or all of the gain on the sale of a primary residence if you meet certain conditions.  IRC §121 permits the exclusion of realized capital gain of $250,000 for a single person and $500,000 for a married couple upon the sale of a home that was their primary residence for any two years during the five years preceding the sale.  If your gain is in excess of this exclusion, you may have to pay capital gain tax on the amount over the exemption.  This exemption cannot be used more than once every two years.

 Let’s assume you have lived in your home as a primary residence more than two years, but decide to move out and turn the property into rental housing.  If you sell the property less than three years after you move out, you still qualify for that primary residence exemption of $250,000 or $500,000.  So if your gain (profit) is less than those thresholds, you will have no tax to pay on your gain, though you will have to pay depreciation recapture tax on the amount that you depreciated the property while it was a rental.   Read more