Let’s say I bought a hotel for $200 Million in 2008. Since then I have written off my expenses for mortgage, renovations, real estate taxes and maintenance. I hold on to the hotel that is now considered a luxury property due to my careful management of its finances! I die in 2020 and the independent appraiser says my $200 million hotel is now worth $1.2 Billion. That increase is not unreasonable because real estate has increased in value and room rates have skyrocketed. Both ways of appraising a hotel would support the $1,000,000,000 increase.
The new billion has never been taxed except on the value I paid in real estate taxes. Even then I paid an appraiser (not an independent) to grossly underestimate the value, hired a highly connected tax lawyer (in Chicago I would hire Madigan’s firm) and give to the assessor’s campaign to keep my taxes low.
I would love for someone to tell me how I paid income taxes on that billion dollars. If I had sold it before I died I would have paid capital gains taxes on any gains I couldn’t hide through the many avenues of that tax code the rich had bought over the last few decades.
Did I put $200 million into the property? No, I borrowed all of it and the money for renovation by convincing a financial entity I had a few million in equity in another property. So my investment is zero and in 2020 my profit is $1.2 billion. If I sell I pay a tax, if I die my heirs pay the tax. With the proposed tax reform my heirs would pay nothing.
My knowledge comes from brokering much smaller hotel deals for people who are not the 45th President of the United States. That’s how I found an owner can buy a tax deductible life insurance policy to cover the amount of the estate tax.
The current estate tax starts at $11 million or 900 acres of Grundy County’s prime farmland. A lot of this land was bought to avoid paying income taxes from other sales at a much lower cost. Selling it means capital gains. Dying means estate tax on the deferred money plus any increase in value.