Don’t Let Capital Gains Tax Deter You From Cashing Out on an Investment Property

According to the Census Bureau, our country has nearly 116M housing units for a population of 330M men, women, and children. Sixty percent of the housing units are single-family detached homes.

The National Association of Home Builders states that roughly 7M of the housing units (about 6%) are second homes or vacation homes not available to rent.

The Census Bureau calculates there are 20M rental properties in the U.S., owned by 14.3M individual investors. According to AirDNA.co, there are 1.1M short-term rental properties.

So, to sum up, there are over 28M properties out of 116M that are either vacation homes, second homes or investment prop-

Meet Our Broker Associates and Me at the Farmers Market in Golden

Every summer, Golden Real Estate gets a “showcase” booth at one of the farmers markets held in downtown Golden, and this Saturday, June 17th, is this year’s date.

Bring your questions about real estate, or simply come to say “hello.” We’ll have our laptops online so we can even help you look at homes and set up an MLS email alert matching your search criteria.

You’ll be entered in a drawing for a $100 gift certificate to a Golden restaurant. Bring your reusable bags, too — this is one of Denver’s top rated farmers markets!

We’ll be there from 8 a.m. to 1 p.m. The market is next to the Public Library on 10th Street in downtown Golden.

erties of some type.

The Colorado Association of Realtors reports that the number of second home sales has jumped 44% since the beginning of Covid in March 2020. So, whether you own a vacation home, second home, rental home, or short-term rental condo, you own real estate that is subject to capital gains tax when you sell it.

Many sellers of such investment properties take advantage of the Sec. 1031 tax deferred exchange option, which allows the property owner to roll the taxable gain into another piece of real estate and put your full pre-tax proceeds to work.

Doing a 1031 exchange of real estate requires what’s called a “qualified intermediary” (or QI) and not the title company conducting the closing to hold your proceeds until you reinvest them, and the IRS allows 45 days to identify and 180 days to close on the replacement property. As the seller, you cannot “touch” the proceeds from the sale of your relinquished property. The QI must work with the title company to facilitate transfer of the proceeds to the new closing. If a qualifying replacement property cannot be closed within 180 days, that opportunity is lost and the gain will be taxable.

Unless the investment property is inherited at your death, there will be a capital gains tax liability. For some, the gain has been so significant that perhaps it’s time to pay the tax and laugh all the way to the bank with the remainder. Note: You cannot use the 1031 tax deferral strategy to sell or

Just Listed: New Build Near Downtown Golden

purchase a primary residence.

There are several capital gains tax calculators online, and I’ll post a link for one at www.GoldenREblog.com along with links about the 1031 process.

To determine your tax exposure, start with the original purchase price. What did you pay for the property when you bought it? Second, add up all the money you put into capital improvements of the property. Then subtract depreciation which you took on your tax returns. The IRS considers investment real estate’s “useful life” to be 27.5 years. The cost basis of the property is the amount you paid, plus the cost of selling it – commissions, settlement fees, and closing costs, minus the depreciation taken.

An agent in our office calculated the following numbers for a deal he is doing and roughly calculated the net gain. His seller’s unit was purchased in 2016 for $275,000, netted the owner $10,000 per year in passive income, enjoying a 61% profit in just six years, after tax. The lucky owner paid the tax man and was left with roughly $377,000 in cash after everything was deducted. Discuss your particular situation with your CPA if you have one, and, if not, I can recommend a local firm. These figures are round numbers and for the purposes of this article.

We join many other Golden citizens in mourning the death of our former broker associate and all-around great person, Carol Milan, was passed away last month. Our condolences to her family.

I believe in paying taxes. It is pothole season and street crews are at work. Fireman are on call and the police are vigilant. Our national defense is strong, and we live in the most prosperous nation in the world where wealth can be created simply from smart investing. Be proud, as I am, to pay your taxes, for you made a lot of money in a beautiful place called Colorado.

Austin Pottorff, who deals more than I do with investors, helped with the research for this article.

If the Energy Efficiency of the Home You Buy Matters, Call Us.

One of the two value statements on our yard signs (see logo below) is “Promoting and Modeling Environmental Responsibility.” If you’re a buyer wanting to assess the sustainability of the homes you are considering, you owe it to yourself to hire one of our agents, because we know this topic better than most real estate agents.

In addition to pointing out the good and bad points of the houses we show you, our inspectors “speak green” too, and, as a summer special, we are offering buyers we serve a Free Energy Audit after closing.

We Welcome Broker Associate Kathy Jonke to Our Team

Kathy, who lives in downtown Golden, joined our brokerage this week. We’re no longer an all-male brokerage.

This home at 1004 4th Street is truly oneof-a-kind. There are magnificent views of North and South Table Mountain from the floor-to-ceiling windows on the main level. You are within walking distance to downtown Golden with its famous shops and restaurants. This is a 4-BR, 4-bath home on a corner lot. The wide-open main level floor plan is great for entertaining, or just appreciating the fabulous views and staying cozy near the gas fireplace. The state-of-the-art kitchen is a chef's delight. It has a 6-burner stove with an additional griddle and double oven. The refrigerator is oversized, and there is a walk-in pantry. The primary suite has a spa-like feel with a walk-in steam shower with 3 shower heads. There are 2 sinks with quartz counter, a soaking tub an extra-large walk-in closet. The upper level has two bedrooms, and a tiled 3/4 bath. Outside the bedrooms, there is a wide-open bonus area with desks, bookshelves and fantastic views. Above the 2nd floor a rooftop office/reading room that opens to a private roof-top deck. The lower level could be used as a mother-in-law living space with its extra-large bedroom with a walk-in closet, large living area with a wet bar, and its own private patio. Included is a one-year builder warranty. Take a narrated video tour at www.NorthGoldenHome.com, then come to David Dlugasch’s open house on Saturday, June 17th, 11am to 2pm. Or call him at 303-908-4835 to see it.

$1,995,000

She was born and raised in Wheat Ridge. With her degree in Geology and Earth Sciences from the University of Colorado at Boulder and her career with the U.S. Forest Service in geophysics, she relocated often, which gave her the opportunity to renovate houses and historic commercial buildings, and also to design and build new homes. Her passion for real estate led Kathy to become a real estate broker, and she loves helping people navigate the buying and selling process in the local Golden market.

Kathy settled in Golden five years ago and had a home built in the 9th Street historic district. She is active in the community, where she volunteers with her friend Judy Denison (who I featured recently) at the International Rescue Committee. She also serves on the City of Golden’s Historic Preservation Board.

Broker/Owner, 303-525-1851

Jim@GoldenRealEstate.com

JIM tight-knit bond of the family largely made up for that. Miller said that her mom raised seven children on $150 a week salary.

Miller said she wasn’t particularly aware of social class before she transitioned from a parochial Catholic school to a public school. ere, she faced bullying but was undeterred.

“I didn’t know I was broke until I got to public school, and these girls… they let me know in no uncertain terms that I’m from the project,” she said.

Early career

After high school, at age 21, Miller enrolled at the University of Louisville and sang in bars on weekends. Newly divorced and with a newborn baby boy in tow, she biked with her son to school, singing all the while.

“I used to wrap a towel around the crossbar — it was a boy’s bike — and we’d ride to school, the college was about four miles up the road,” Miller said. “And we’d sing all the way there and sing all the way home. My son, to this day, says, ‘I didn’t know we were broke. We were having so much fun!’”

Shortly thereafter, following the birth of her second son, Miller changed her focus to music, with the support of her family.

“I went to work at the best nightclub in Louisville, Joe’s Bomb Room,” Miller said. “I started making real money — $400 a week — and I worked from ursday to Sunday. And my mother treated me like I was Aretha Franklin. She said, ‘Go do this, we’ll watch the kids.’ I have never known a time where my family didn’t support me.”

Miller built a strong following in

Kentucky but was beginning to outgrow her hometown.

In 1982, she recorded the Louisville anthem “Louisville, Look What We Can Do,” which brought her further local acclaim. Earlier this year, she was invited back to her hometown in January to perform the song at Louisville Mayor Craig Greenberg’s inauguration. Still, Miller’s sights began to drift elsewhere.

Dana Marsh, Miller’s longtime keyboardist, moved to Colorado in 1982 and stayed in touch will Miller, with the latter ying Marsh back to Louisville for shows periodically.

“I kept telling her about Colorado,” Marsh said. “I said, ‘ ere’s no one out here like you. I think you would really like Colorado, and they would love you.’”

In 1984, Miller packed up a UHaul with her belongings, her two sons, a friend’s son she was taking care of and a friend who was running from her husband. At this point, Miller’s oldest was 12 years old and her youngest was 6.

“I made the four of them a promise; ‘No one will ever live in our house,’” Miller said. “No one will ever come between us.’ And that was that. And I’ve been happily single for 43 years.”

From Kentucky to Colorado

Miller’s sights were set on the bright lights of Los Angeles, but her van had other plans.

Just inside Colorado’s borders, her UHaul broke down. Miller took the speedbump as a sign and has lived in the Centennial State ever since.

“To be honest with you, if I’d gotten to L.A., I’d probably have had to go home,” Miller said. “But God put me in Colorado. And I have had nothing but success.”

Without many local connections besides Marsh, Miller struggled to gain a foothold in the Denver scene at rst. en, she began sitting in at the fabled El Chapultepec every Saturday night, and her fortunes began to change.

“People like (fellow Colorado Music Hall of Famer Chris Daniels) took me under his wing,” Miller said. “ ere were other guys who worked at the Pec, they would tell me about who was looking for a singer. It was a lot of sitting in for no money, it was a lot of hanging out, trying to let people know who I was.”

Luckily for Miller, her generational voice left a lasting impression. El Chapultepec’s owner hired Miller to sing with the house band every Sunday night, for $40. After a few years of dues-paying, Miller had formed her own band in 1988, and, in her words, “was rollin’ and never looked back.”

‘Beloved by the people of Colorado’

One of Miller’s rst bands, called Rich Relations, earned a reputation in the local scene and was hired to do a Department of Defense tour in the Far East. Miller’s backing band at the time was entirely white, leading to their — perhaps infamous — name change.

“We walked out on stage one night in Korea, this little bitty base in South Korea,” Miller said. “And I said, ‘Hi we are Hazel Miller —’ and these Black soldiers yelled, ‘And the Caucasians!’”

As Miller tells it, the base broke out in raucous laughter, prompting her to change the name of her band, in earnest, to Hazel Miller and the Caucasians. Perhaps in accordance with changing social norms, or perhaps simply because her point had been proven, Miller changed her band’s name to Hazel Miller and e Collective in the 2000s.

While Miller was, as she puts it, “rollin’,’” she had yet to gain a larger audience outside of Colorado by the 1990s. at would change after a fortuitous meeting with one of Colorado’s top bands of the era; Big Head Todd and e Monsters.

“We had rst seen Hazel at JJ McCabe’s when we were students at Boulder in the ’80s,” Todd Park Mohr, Big Head Todd’s frontman, said. “We thought she was a soul diva and she knew about music we did not. We invited her to sing on a track called ‘Wearing Only Flowers’ in 1995, but soon after she joined us a lot. “

Mohr might have been enticed by Miller’s music, but e Monster’s management wasn’t sold.

“ eir manager, Chuck Morris, said, ‘You can’t have her there, your fans won’t understand,’” Miller said.

“’Her voice is too ethnic.’”

Nevertheless, the rock out t continued their pursuit of the vocalist, sending a cab to her home with a demo CD of “Wearing Only Flowers.” Two days later, she was in the recording studio laying down vocal tracks.

“Wearing Only Flowers” was released on e Monster’s 1994 album “Stratagem,” and Miller accompanied the band on stage at their album release show. Soon after, Miller and Big Head Todd hit the road together.

“In 1996, my son graduated from high school at Mullen, and I went out on tour (with Big Head Todd and the Monsters) for a month,” Miller said. “ ey said, ‘Just come and see if you like it.’ I went back home, got (my son) into college, and went back out with them the next fall.”

At rst, Miller just sang backups on the one song but felt like her salary outweighed her contributions to the band. Little by little, Mohr began to incorporate Miller into more songs.

“Todd started saying ‘Can you do this part? Can you sing on this?’” Miller said. “And they did a second CD with me on it and I was singing on two songs. Little by little, I wormed my way in. It was like being on the bus with three of your little brothers. ey treated me like I was Aretha Franklin.”

When she was on the road, Miller would go shopping at TJ Maxx or

Ross and send clothes home to her family in Kentucky. During a stop in her home state, the Miller family came to a show and provided the band with four fried chickens, mac and cheese, cornbread, greens and desert.

“ ese guys (Big Head Todd and the Monsters) thought they died and went to heaven,” Miller said. “Todd goes, ‘Are y’all taking this food with you when you go?’ (Miller’s sister) Carol goes, ‘No, it’s for the bus.’ ey love my family. My family shows up, they cook.” e rst time Miller and e Monsters played Red Rocks; Carol came to see her sister play. e Miller family was aware of Hazel’s success in Colorado but couldn’t quite conceptualize the heights to which she had risen.

“ e rst time I played Red Rocks with Todd, Carol, my sister came out,” Miller said. “She had no idea how many people were there. We came through the back. We walk up, and I say, ‘Turn around.’ She saw all those people out there, she said ‘Oh my god!’ (When I started singing) I looked over and Carol was crying. She’s like, ‘I’ve never seen anything like that in my life.’”

Mohr said his favorite performances with Miller have been their stops at Red Rocks over the years.

“My favorite memories of Hazel

SEE HAZEL, P6