Foreign Real Estate Investment under TCJA 在减税和就业方案生效后的外国人在美国房地产投资

Presentation on theme: "Foreign Real Estate Investment under TCJA 在减税和就业方案生效后的外国人在美国房地产投资"— Presentation transcript:

1 Foreign Real Estate Investment under TCJA 在减税和就业方案生效后的外国人在美国房地产投资
Moses Man, CPA M Squared Tax PLLC

2 Moses Man M Squared Tax PLLC
Mr. Moses Man is the CEO of M Squared Tax PLLC, a CPA practice specializing in international taxation for small to middle market clients. Mr. Man also consults for local CPA firms on international tax issues. Prior to launching M Squared Tax PLLC, Mr. Man spent seven years at a Big 4 accounting firm and five years at regional accounting firms serving multinational clients. Leadership roles: Member Board of Directors of the WSCPA Chair of the WSCPA International Tax Committee Advisory board member for Bellevue College Accounting Program Adjunct professor at Seattle University and University of Washington Recent publication and speaking engagements: Real Estate Holding Structures for Foreign Investors – WashingtonCPA, Spring Selection of Business Entity or Investment Vehicle - WSBA Partnership Deskbook Speaker – 2017 WSCPA International Tax Conference Speaker – Seattle US-China Business Council Speaker – French American Chamber of Commerce E: P: A: 150 Lake St. #201, Kirkland WA 98033 M Squared Tax PLLC

3 New Tax Rates for Single Individuals 单身个人的新税率
Tax Rates Taxable Income 税率 应纳税额 10% $0 to $9,525 12% $9,526 to $38,700 22% $38,701 to $82,500 24% $82,501 to $157,500 32% $157,501 to $200,000 35% $200,001 to $500,000 37% $500,001 to more M Squared Tax PLLC

4 New Tax Rates - Married Filing Jointly 夫妻合并申报的新税率
Tax Rates Taxable Income 税率 应纳税额 10% $0 to $19,050 12% $19,051 to $77,400 22% $77,401 to $165,000 24% $165,001 to $315,000 32% $315,001 to $400,000 35% $400,001 to $600,000 37% $600,001 to more M Squared Tax PLLC

5 US Real Estate Holding Structures 美国房地产控股结构
M Squared Tax PLLC

6 Things to consider 需要考虑的事项
Number of investors 投资者人数 Type of investors (US, foreign) 投资者类型（美国、外国） US tax deferral (pay tax now or later?) 美国递延交税（现在交税或延后交税） Exit strategy 退出策略 1031 exchange possibility 1031 不动产换可行性 Estate tax exposure 遗产税税收风险 Length of investment 投资时间 Type of use: rental, personal, development 使用类型：租赁、个人使用、房产开发 Individual graduated tax rates 个人累进税率 Privacy for investors 投资者的隐私 M Squared Tax PLLC

7 Direct Investment 直接投资
US Tax Consequences 美国税收后果 Acquisition 购入 Simple. No legal entities required. 简单。不需要设立法律实体。 Takes title in foreigner’s name. 以外国人的名义获得产权。 Operation 经营 Foreign individual must file personal tax return 外国个人必须提交个人纳税申请表 Filer needs to obtain Individual Tax ID number (ITIN) 申报人需要获得个人税号 Rental Income 租金收入 Gross rental income taxable at 30%, or 总租金收入按30%纳税 Net rental income taxed at graduated rates (election required) 净租金收入按累进率征 税（需要选项） Sale 出售 Possible long term capital gains treatment (20%) 可能的长期资本收益处理（20%） FIRPTA withholding at 15% 根据外国人投资房地产税法案预扣15% Gift / Estate Tax 赠与/ 遗产税 Applies at 40% 适用于40% Foreign Individual 外国个人 US Real Estate 美国房地产 M Squared Tax PLLC

8 US LLC 美国有限责任公司 US Tax Consequences 美国税收后果 Foreign Individual
外国个人 US Tax Consequences 美国税收后果 NOTE: Generally same as direct investment 基本等同于直接投资 Acquisition 购入 Simple. 简单。 Takes title in foreigner’s name.以外国人的名义获得产权。 Operation 经营 Foreign individual must file personal tax 外国个人必须提交个人纳税申请表 Filer needs to obtain Individual Tax ID number (ITIN) 申报者需要获得个人税号 Rental Income 租金收入 Gross rental income taxable at 30%, or 总租金收入按30% Net rental income taxed at graduated rates (election required)净租金收入按累 进率征税（需要选项） Sale 出售 Possible long term capital gains treatment (20%) 可能的长期资本收益处理（20%） FIRPTA withholding at 15% F根据外国人投资房地产税法案预预扣15% Gift / Estate Tax 赠与/ 遗产税 Applies at 40%适用于40% US LLC 美国有限责任公司 US Real Estate 美国房地产 M Squared Tax PLLC

9 US Corporation 美国公司 US Tax Consequences美国税收后果 Foreign Individual
外国个人 US Tax Consequences美国税收后果 Acquisition 购入 Takes title in the US corporation’s name 以美国公司的名称获得产权 More expensive to set up 更昂贵的设立 Operation 经营 Net rental income taxable at fixed rate of 21% 按固定税率21%应课税净租金收入 Annual tax return for US corporation (Form 1120) 美国公司的年度纳税申请表 （1120 表格） Dividend to shareholder subject to withholding tax 股东股息须预提税金 Double taxation to foreign shareholder 对外国股东实行双重征税 Sale 出售 No FIRPTA withholding on sale of property by corporation, there may be FIRPTA withholding on sale of corporation stocks 出售公司财产没有FIRPTA预提税金，出售公司 股票可能会有根据外国人投资房地产税法案预预提税金 Gain on sale taxable at 21% 销售获利按21% 征税 Gift / Estate Tax 赠与/ 遗产税 Applies at 40% 适用于40% US Corporation 美国公司 US Real Estate 美国房地产 M Squared Tax PLLC

10 Foreign Corporation 外国公司
Foreign Individual 外国个人 US Tax Consequences美国税收后果 Acquisition 购入 Takes title in the foreign corporation’s name 以外国公司的名义获得产权 Operation 经营 Gross rental income taxable at 30% via withholding by lessee, OR:总租金收 入通过承租人按30%预扣税金 Net rental income taxable at graduated rates up to 21% 净租金收入按最高21% 累进税率纳税 Branch profits tax applies at 30% 分公司利润按30%纳税 Annual tax return for foreign corporation (Form 1120-F) 外国公司年度纳税申 报表 （1120-F表） Sale 出售 FIRPTA withholding at 15% 根据外国人投资房地产税法案预预提税率15% Gain on sale taxable at 21% 销售获利按21%征税 Gift / Estate Tax 赠与/遗产税 No US estate tax 没有美国遗产税 Foreign Corporation 外国公司 US Real Estate 美国房地产 M Squared Tax PLLC

11 Double Layer Structure 双层结构
Foreign Individual 外国个人 US Tax Consequences 美国税收后果 Acquisition 购入 Takes title in the US corporation’s name 以美国公司名称获得产权 More expensive to set up 更昂贵的设置 Operation 经营 Net rental income taxable at graduated rates up to 21% 净租金收入按最高21%累进 税率纳税 Annual tax return for US corporation (Form 1120) 美国公司的年度纳税申报表 （1120 表） Possible double taxation on distribution from US Corp to Foreign Corp (solution: sell property and liquidate) 美国公司向外国公司分配可能会产生双重征税（解决办法：出 售财产并清算） Sale 出售 No FIRPTA withholding on sale of property by corporation, there may be FIRPTA withholding on sale of corporation stocks 出售公司财产没有外国人投资房地产税预提税 金，出售公司股票可能会有外国人投资房地产税预提税金 Gain on sale taxable at 21% 销售获利按21% 征税 Gift / Estate Tax 赠与/遗产税 No estate tax 没有遗产税 Foreign Corporation 外国公司 US Corporation 美国公司 US Real Estate 美国房地产 M Squared Tax PLLC

12 Foreign Partnership Structure 外国合伙人结构
US Tax Consequences美国税收后果 Acquisition 购入 Relatively easy to set up 相对容易设立 Takes title in foreign partnership name 以外国合伙人的名义获得产权 Operation 经营 Foreign investors must file US tax return annually to report allocable share of net income from partnership 外国投资者必须每年提交美国纳税申报表，报告可分配份额的合 伙企业净收入 One level of taxation at investor level 只有投资者级别的一层税收 Rental income taxed at individual’s graduated tax rates 租金收入按个人累进税率征税 If partnership is a US partnership, US partnership must pay quarterly withholding tax 如果合伙是美国合伙企业，美国合伙企业必须支付季度预扣税 Sale 出售 FIRPTA rule applies FIRPTA规则适用 Long term capital gains rate available to investors 投资者可获得长期资本获利税率 Gift / Estate Tax 赠与/遗产税 An argument to avoid estate tax and gift tax 避免遗产税和赠与税的论据 Foreign Individual 外国个人 Other Investors 其他投资人 Foreign Partnership 外国合伙人 US Real Estate 美国房地产 M Squared Tax PLLC

13 Common International Tax Compliance 国际税务合规中普遍适用表格
FinCEN Form 114 (FBAR) Form 8938 (specified foreign financial assets) Form 1040NR (non-resident alien tax return) Form 5471 (Foreign Corporations) Form 5472 (Inbound Reporting) Each one of these forms have a $10,000 non-filing penalty. 这些表格中的每一项都有10,000美元的 非申报罚款。 On March 13, 2018, IRS signaled that it will end the offshore voluntary disclosure program on September 28, 年3月13日，美国国税局表示将于2018年9月28日结束离岸自愿披露计 划。 Revocation or denial of passport in case of unpaid taxes 未缴纳税款的情况下撤销或拒绝护照 M Squared Tax PLLC

14 M Squared Tax – One Fee Approach
Structuring the Real Estate Investment 构建房地产投资架构 Assist clients in determining an appropriate holding company structure, including tax advice on gift taxes , US estate taxes, Capital gains tax, Tax on rental income. 协助客户确定合适的控股公司结构，包括赠与税的税收建议、美国房地产税、资本利得税、租金收入税。 Fund movement - Understand the US tax consequences of transferring funds to and from the US. 资金流动 - 了解将资金转入美国的美国税务后果。 One Stop Shop Approach 一站式服务 Work with local real estate attorneys to implement holding company structure (i.e. setting up entities, drafting agreements, etc.) 与当地 的房地产律师合作实施控股公司结构（即设立实体，起草协议等） Work with bankers and mortgage consultants 与银行家和抵押贷款顾问合作 $1,475 (up to two properties). Does not include attorney fees. 1,475美元（最多两个物业）。不包括律师费用。 One-time consultation – Oral consultation for one hour 一次性咨询 - 口头咨询一小时 $375  Application for US tax ID number 申请美国税号 US tax ID is required for filing an individual US tax return 申请美国个人纳税申报表需要美国税号 Avoid visiting the IRS office and/or local embassies 避免访问IRS办公室和/或当地大使馆 $250 per applicant 每位申请人250美元 Sale of US Real Estate FIRPTA filings and withholding tax payment FIRPTA外国人投资房地产税申报和预扣税款 Assistance in filing for reduced withholding certificate 协助申请降低扣缴证书 Assistance in claiming early refund on taxes withheld 协助索赔提前退税 $975 per sale transaction. 每笔销售交易975美元。 M Squared Tax PLLC

15 THANK YOU Moses Man M Squared Tax PLLC
Phone: Website: M Squared Tax PLLC