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  • Writer's picturePorter DeVries

Understanding the Tax Implications of Adding a Child to Your Property Title

Adding a child to your property title is a significant decision with various financial and legal consequences. While it might seem like a straightforward way to ensure the transfer of property to the next generation, it's essential to understand the potential tax implications involved. Here's a look at some key considerations:

1. Gift Tax

When you add your child to your property title, the IRS may view this as a gift. Under current tax laws, you can give up to $17,000 per year per person (as of 2024) without incurring gift tax. If the value of the property share you’re transferring exceeds this amount, you might need to file a gift tax return. However, this doesn't necessarily mean you'll owe taxes immediately, as the lifetime gift tax exemption is quite substantial.

2. Capital Gains Tax

Transferring property to a child can also have capital gains tax implications. If the property has appreciated in value since you purchased it, your child could face a significant capital gains tax when they eventually sell it. This is because the property’s cost basis (the original value for tax purposes) remains the same as it was for you. When the property is sold, the capital gain (sale price minus the cost basis) will be subject to tax.

3. Property Tax Reassessment

In many states, adding a child to your property title can trigger a reassessment of the property's value, which could lead to higher property taxes. This reassessment depends on state and local laws, so it's important to check the specific regulations in your area.

4. Estate Tax

Including your child on the property title could affect your estate tax situation. If you pass away and the property is jointly owned, your child will typically inherit your share of the property. Depending on the total value of your estate, this could impact whether your estate owes estate taxes.

5. Medicaid and Long-Term Care Planning

For those planning for potential long-term care needs, transferring property can affect Medicaid eligibility. Medicaid has a five-year look-back period, and transferring property within this period can result in penalties or delays in eligibility for Medicaid benefits.

Strategies to Consider

  • Consult a Professional: Always consult with a tax advisor or estate planning attorney to understand the full implications of adding a child to your property title.

  • Consider Alternatives: Other strategies, such as setting up a trust, might offer more favorable tax treatment and provide greater control over how the property is managed and distributed.

  • Understand State Laws: Property and tax laws vary significantly by state, so it's crucial to understand the specific rules that apply in your jurisdiction.


Adding a child to your property title can simplify the transfer process and provide peace of mind, but it also comes with complex tax implications. Thorough planning and professional advice are essential to ensure that you make the best decision for your financial situation and family’s future.

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