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Qualifying For a Tax Credit As a New Home Buyer



Tax credits are intended to benefit new home buyers. This kind of benefit allows a new home buyer a reduction of the tax he owes or entitles him to get a tax refund and is available according to policies of the state where the buyer resides and also through federal tax credits.

There is no fixed state tax credits for new home buyers as they are based on time limits and other details. If you intend to buy a new home, you can verify the kind of credits you may qualify for.

The government uses a tax credit program to encourage sales of new homes and improve the general economy. Used as a motivating factor for the real estate industry, these credit programs have been implemented to inspire involvement in this agenda.

Before you can avail of the federal tax credit program, you need to know for sure if you qualify. Taxpayers can enjoy the gains of these credits when they file their yearly federal tax return.

Tax credits used to be reserved for people who buy their homes for the first time, but newer versions of the program have been widened to enable more home buyers to take advantage of the credit benefits. The provision, however, is for the buyer to purchase a home within a given time period and that all requirements must be filled in order to qualify.

Other requirements of this expanded program include following the set limits to your modified gross income. There are also residency requirements providing that the home you purchased is your principal residence.

Depending on the tax credit program, there is more than one meaning to the term “first-time home buyer.” With the newest version of the credit, this phrase means that a person or his spouse did not own a home within three years before the qualifying home was purchased. The new program is also available to long-time homeowners under particular qualifying situations.

To qualify for tax credits under the First-Time Home Buyers’ Credit, you must have purchased or entered into a contract to buy a principal residence not later than April 30, 2010. A leeway of one year is extended to members of the U.S. military and some federal government employees who are presently serving outside of the United States, which means they can buy a home not later than April 30, 2011 and still qualify for the credit.

Direct Taxes Code 2009 – Proposed Income Tax Rates From 1 April 2011



Indian Finance Minister released the draft of Direct Tax Code 2009, which is expected to be effective from 1 April 2011, for public discussions on 20 August 2009. New Code shall replace India’s antiquated Income Tax Act, 1961. It is a major step in the direction of much awaited tax reforms in India and aims to simplify the entire regime of taxation radically.

All the direct taxes such as income, wealth, and dividend distribution are covered under one uniform Direct Tax Code in line with other countries like USA, UK and Germany. Unlike the previous Income Tax Act, 1961, the language of the new code is very much simple, making it easier for ordinary persons to understand the provisions of Income Tax.

At present, the rates of direct taxes are declared every year while presenting the Annual Budget and Finance Act in the month of February. However, in the Direct Tax Code, the rates have already been prescribed in the various schedules and thus it has done away with the need for an annual Finance Bill. From 1 April 2011, when the new code will come into effect, the changes in the tax rates, if any, will have to be done through appropriate Amendment Bills.

Taxation Pundits are busy analysing the New Code and submitting their suggestions to the Finance Ministry. Keeping aside the expert views, let’s see what are the proposed Income Tax rates for the Resident Individuals.

With the new income tax slabs, people in the higher income slab will be greatly benefited. Resident Indians who are paying tax @ 30% on gross income of more than 800,000 (as per budget 2010) will now pay tax @ 10% from 1 April 2011. Refer the rates given below to know the exact rates. Exemption limit for deductions from Income (tax incentives for savings) has been raised to 300,000 as against the present limit of Rs.100,000 under section 80C. With the widening of tax slabs, average Indians will have more disposable income and therefore it will drive the consumption and the overall economy. Please note that the new rates are likely to be implemented with effect from Financial Year 2011-2012 once the proposed Direct Tax Code 2009 is enacted in the Parliament.

Proposed Income Tax Slabs for Resident Individuals and HUF as per the Direct Tax Code 2009, likely to be effective from 1 April 2011

Taxable income up to 160,000 for men, up to 190,000 for women and up to 240,000 for senior citizens (resident individuals of 65 years or above): Tax Rate NIL Taxable income 160,001 – 1,000,000: Tax Rate 10% Taxable income 1,000,001 – 2,500,000: Tax Rate 20% Taxable income 2,500,001 upwards: Tax Rate 30% Present Income Tax Slabs for Resident Individuals and HUF as per Budget 2010, applicable for the Financial Year 1 April 2010 to 31 March 2011

Taxable income up to 160,000 for men, up to 190,000 for women and up to 240,000 for senior citizens (resident individuals of 65 years or above): Tax Rate NIL Taxable income 160,001 – 500,000: Tax Rate 10% Taxable income 500,001 – 800,000: Tax Rate 20% Taxable income 800,001 upwards: Tax Rate 30%



Some may have heard of a Health Spending Account or HSA, but few know the absolute benefits to a small business owner.

When you leave employment to venture into your own business, you generally leave behind your ‘benefits’ package and suddenly find yourself with no health-care coverage. There is however, a very simple, very cost-effective and tax-effective solution-the HSA.

Most people are familiar with or have had ‘Group Insurance’ and hence are aware how the programs work. They are however Insurance programs and have limitations, restrictions and high risk of fee increases each year. A ‘typical’ group insurance program can cost a business owner $300-$400 per month for family coverage, and this coverage would have significantly low limits for dental, prescription drugs, hospital stays, etc., and would likely not cover eyeglasses, orthodontics, medical devices, certain therapy etc. Under an HSA, all of these items can be covered at a fraction of the cost, in fact, the savings under an HSA can be quite significant – consider the following example:

Jesse is a small business owner, has a spouse and 2 school – aged children. If their medical/dental expenses were $2000 per year, they would have to pay this with ‘after-tax’ dollars, therefore requiring gross income of approximately $3000 per year. However, only a small portion of the expense on for medical would be allowable as a tax-credit on their personal taxes. (medical expenses must exceed 3% of your taxable income before any is allowed for a tax credit) If they were to obtain group insurance, lets assume they paid $300 per month for coverage. Although some this would be deductible by the business as employee benefits, a portion of the plan would be a taxable benefit to Jesse, and the plan would have restrictions.

Now, let’s assume Jesse sets up an HSA for their family. By having the company contribute $200 per month to the HSA, Jesse would effectively have $2400 per year of ‘tax-free’ money to spend on virtually any medical expenses. The company would gain the benefit of a 100% tax deductible amount of $2400 per year.

As the money ‘belongs’ to Jesse, she may determine what expenses to submit for payment; orthodontics, eyeglasses, physiotherapy, contact lenses, prosthetics… and the list goes on.

There are other great benefits to an HSA as well:

Employee retention products; you can establish an HSA for your employees, setting the contribution amount at whatever you want – all employees do not have to be treated equally. ‘Bonus’ payments may be added to the HSA, incentive prizes etc. You can add an insurance component to your HSA – if someone experiences a catastrophic event, the insurance will pay when you exceed the value of funds in your HSA. You can add emergency travel medical to your plan – safeguard for when you are out of the country. One of the best benefits, completely unlike insurance, because the money is YOURS, you can carry forward any unused values at the end of the year to the next year – you do not lose any of your money. Setting up an HSA is not difficult, and generally only takes a couple of days. There is a small setup charge, however, the tax advantages as well as the health advantages far outweigh this fee.

Continuing with our cover story, lets look at the tax benefits of the HSA program for Jesse:

Assume Jesse earns $50k per year and her spouse earns $45k per year. They have family medical expenses of $3,000 per year. To cover the ‘after-tax’ cost of $3k, they would have to earn roughly $4,500 before taxes. Then, they would be entitled to a medical expense credit of only $251.62 The ending result, They still expended more than $4,000 of gross income to pay for their $3,000 in medical expenses.

On the other hand – if the company contributed to their HSA, $250 per month, they would be out-of-pocket $0. The company would realize a 100% tax deductible expense of $275 per month. (An HSA is a ‘costplus’ program that carries a 10% administration fee, paid by the company – the employee never has to pay a fee.) From the company perspective, as they have a tax deductible expense of $3,300 per year, assuming a corporate tax rate of 22%, the corporation saves $726.00, therefore, the actual ‘cost’ to the corporation is only $2,574 to give Jesse the BENEFIT of $3,000 per year in FREE medical costs.

HSA’s are not only for Corporations, a sole-proprietor can also realize an even greater benefit – if their marginal tax rate is greater than 22%. The business receives 100% of the tax deduction, whereas personally, the individual would only be entitled to a small non-refundable tax credit.

CRA, in recent Tax Information Bulletins, completely endorses Health Spending Account Programs, get yours today and give your family the medical peace of mind you deserve, and start saving your hard earned money.

Real Estate Valuation



The Approaches to Establishing Property Value

Sales Comparison Approach

The sales comparison approach is used at property tax hearings for houses, land and owner-occupied buildings. It is sometimes used for income properties as a secondary method of valuation. To perform the sales comparison approach you need information on sales of property similar to your property. You can obtain this information from a variety of sources including the appraisal district, real estate appraisers, brokers and third party vendors. Inspect and photograph the comparable sales making detailed notes regarding differences between the comparable sales and your property. Then make adjustments for differences between the subject property and comparables. Adjust comparable sales to the subject property. For example, if a comparable sale has four bedrooms and your home has three bedrooms, make a downward adjustment to the sales price to the comparable sale to bring it down to the level of your house. Select sales as similar as possible to the subject property to minimize adjustments. Comparable sales data is given strong consideration in property tax hearings for houses, land and owner-occupied commercial buildings.

Income Approach

The income approach is typically used for income properties. The basic theory is that investors purchase income properties for the income stream they produce. This income stream can be converted to an indication of market value for the property. The primary steps in the income approach are to estimate the potential gross income using rent comparables and information regarding actual income at the subject property. An allowance for vacancy is estimated based on the performance of the subject property and average vacancy in the area. Operating expenses are estimated using actual expenses at the subject property and market expenses for similar properties. The net operating income is calculated by deducting vacancy and operating expenses from the potential gross income. Net operating income is converted to an indication of market value by dividing it by the capitalization rate.

Cost Approach

The cost approach is not typically used at property tax protest hearings except for new buildings. Appraisal districts often use the cost approach for properties up to two or three years old. After that, they typically use either the sales comparison approach or income approach depending on the type of property. The appraisal district will apply the cost approach for a new property by adding the market value of the land (typically the purchase price) to the construction costs for the building. In addition, they may add an allowance for soft costs and for entrepreneurial profit. If the sum of land and construction cost exceeds the appraisal district’s assessed value, it is unlikely they will reduce the assessed value in the property tax hearing. However, if the sum of land and construction cost is less than the appraisal district’s initial assessed value, providing this information at the hearing will likely generate a reduction in your assessed value and property taxes.

Uniform and Equal Approach

The Texas Property Tax Code was amended in 2003 to allow property tax for property owners to protest based on “a reasonable number of comparable properties appropriately adjusted.” This new section of the Texas Property Tax Code allows a protest based on a limited number (perhaps 3 to 10) of assessment comparables. Some appraisal districts agree and are considering protests under the section. Others have chosen to interpret this section differently.

To prepare a protest using Uniform and Equal, gather data on assessed values for property similar to your property. Make adjustments for significant differences between the assessment comparables and your property. This can include items such as building size, land size, number of bedrooms, number of bathrooms, size of garage, site influences, age, etc. Make negative (downward adjustments) to an assessment comparable for items that are superior in the assessment comparable. For example, if the assessment comparable has four bedrooms and your house has three bedrooms, make a downward adjustment to the assessed value for the assessment comparable for this item. After applying appropriate adjustments to the assessment comparables, calculate the median level of assessment for the assessment comparables. The median is the middle data point after the adjusted assessment comparables are arrayed in order of increasing or decreasing (on a per square foot value basis). Multiply the median per square foot assessed value times the size of your property (improved area) to calculate the value your home should be assessed for based on Uniform and Equal. Section 41.43 of the Texas Property Tax Code provides you the opportunity to protest using this methodology. However, don’t be surprised if your local appraisal district is not receptive to this method of protest. The appraisal division of O’Connor & Associates is a national provider of investment real estate appraisal services including commercial real estate appraisals, commercial comparable sales database, San Antonio commercial comparable sales [http://www.oconnorcomps.com/whatnew.aspx?pgType=Commercial%20Comparable%20Sales%20-%20San%20Antonio.htm], Austin commercial comaprable sales [http://www.oconnorcomps.com/whatnew.aspx?pgType=Commercial%20Comparable%20Sales%20-%20Austin.htm], condemnation appraisals, due diligence, residential appraisals and investment hypotheses.

All commercial property types benefit from our appraisal services including nursing homes, discount stores, truck terminals, tennis clubs, supermarkets, country clubs, medical offices, mini-warehouses, restaurants, vacant lands, skating rinks, community shopping, centers, power centers, car wash facilities and service stations.



Fast loans offer a solution to urgent cash requirements, with a minimal amount of documentation. Small business loans are available for businesses that operate at within a limited budget and require cash to expand or start a new venture. Fast small business loans are specially designed to make the required cash amount available to businesses, as fast as possible.

Most of the conventional loans provided by the traditional banks require the businesses to explain the need for the cash advance. They generally also demand the business document, supporting their claims and the plan of investment. These measures are in addition to the usual proof of identity, income and bank statements.

Fast small business loans are a preferred option for small business owners, as they have no long-term obligation and no fixed payment schedule. The repayment period for the loan amount is usually for six months. This type of funding also saves the business from the strain of long-term traditional bank loans. The repayment amount is not fixed and varies according to future sale volumes. The lending companies take a promised percentage of the credit card volume, generated through the swipes made by customers. The businesses make payments according to the increase or decrease in their sales volume.

Fast small business loans are provided on the basis of certain criteria, such as the number of years in business and average gross income of the most recent quarter or financial year. After the requirements are met, the funds are deposited into the business account, within ten days.

In the case of traditional loans, for additional funding, the businesses have to go through the whole application procedure again. The fast small business loans provide extra funding, after receiving a phone call from the borrower. This saves them from reapplying and the time involved.