For real estate operators, it’s crucial to understand the nuances of the promote interest rules and accurately classifying their interaction with Section 1231 property.
Understanding Promote Interest Under Section 1061
The Tax Cuts and Jobs Act of 2017 introduced Section 1061 to the Internal Revenue Code, fundamentally changing how “promote interests” (also known as carried interests) are taxed. This provision extended the required holding period for long-term capital gains treatment from one year to three years for applicable partnership interests (APIs) held by investment professionals.
Before 2017, investment managers across private equity, hedge funds, and real estate could receive promote interest allocations and qualify for long-term capital gains treatment after holding assets for just one year. The legislation targeted situations where professionals contributed little or no capital but received substantial compensation through profit-sharing arrangements upon asset sales.
The tax impact is significant: Long-term capital gains are currently taxed at 20% for high income earners, while ordinary income is taxed at rates up to 37% at the federal level. This 17-percentage-point difference makes the distinction between capital gains and ordinary income treatment financially substantial for such real estate operators.
The Section 1231 Property Exception
When final regulations were issued in January 2021, they included a crucial exception for Section 1231 property. This exception allows real estate professionals to maintain the favorable one-year holding period for long-term capital gains treatment, even when holding promote interests.
Section 1231 property encompasses depreciable business property held for more than one year, and real property used in a trade or business whether or not subject to depreciation allowances. For real estate investors, this typically includes:
- Commercial rental properties (office buildings, warehouses, retail spaces and the land thereon)
- Residential rental properties (apartment complexes, single-family rentals and the land thereon)
- Any real property actively used in a trade or business that generates rental income (e.g. parking lots and marinas subject to some limitations)
The key requirement is that the property must be “used in a trade or business.” Rental real estate that is acquired, managed, and held for a long period for the purpose of collecting rents is used in the business of rental real estate, and generally qualifies as Section 1231 property. Certain triple net lease arrangements may require additional analysis. Real estate accounting firms working with real estate clients, understanding these classifications is essential for accurate tax planning and compliance.
A Real Estate Accounting Firm Perspective: Distinguishing Between Section 1231 vs. Section 1221 Property
This is where many real estate professionals and real estate CPAs encounter confusion. While revenue-generating rental properties qualify as 1231 property, undeveloped land typically falls under Section 1221 property classification.
Section 1221 property includes:
- Undeveloped land held for investment
- Entitled land without active rental use
- Land held primarily for sale to customers
When real estate professionals engage in land development or entitlement activities without establishing a trade or business use, the property remains classified as 1221 property, making it subject to the three-year holding period requirement under Section 1061. It’s imperative to understand this distinction in classification for real estate tax reporting.
From a real estate CPA perspective, let’s examine two scenarios that illustrate how these rules work in practice:
Example 1: Rental Property Investment
A real estate partnership acquires an office building for $2 million, holds it for 18 months while actively operating, managing, leasing and collecting rents, then sells it for $2.5 million. The promote interest holder receives their allocation as long-term capital gains because the office building qualifies as Section 1231 property, exempt from the three-year holding period requirement.
Example 2: Land Development
The same partnership purchases undeveloped land for $1 million. It does not use the land in connection with a trade or business, rather obtains entitlements with the intention of selling the property upon completion. The final map is recorded 18 months later, and the partnership sells the land for $1.5 million. Since the land was not used in a trade or business, it is Section 1221 property, no 1231 exception available, and the promote interest holder’s allocation would be recharacterized as ordinary income under Section 1061.
What to Keep in Mind as a Real Estate Operator
The intersection of promote interest rules and Section 1231 property classifications creates both opportunities and pitfalls for real estate investors when it comes to taxation of real estate. While rental properties and other business-use real estate maintain favorable tax treatment, land development and investment activities may face increased tax burdens.
It’s important that you and your real estate CPA understand your options and take advantage of the most favorable outcome. The distinction between Section 1231 and Section 1221 property can mean the difference between 20% and 37% federal tax rates.
If you have questions about how these promote interest rules apply to your specific real estate investments or need assistance with real estate tax planning strategies, contact Craig Shinozaki on the Haskell & White team. As an experienced real estate accounting firm, we specialize in helping real estate professionals navigate these complex regulations and optimize their tax positions.