2025 September issue of InMaricopa Magazine

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Purchase one of those properties within 180 days of sale of the original property. The exchange rules have existed since 1921 but its current structure, which only allows real estate, was enacted in 2017. The recently signed “One Big Beautiful Bill” allows investors to get 100% bonus depreciation tax deductions for making eligible improvements to the exchanged property. For example, if you acquired an investment home through a 1031 exchange and spent $20,000 making qualified upgrades, you can deduct those expenses from your taxes when you start renting it out. Properly executed, a 1031 exchange lets you trade up, diversify markets or reset depreciation without paying taxes today — a powerful way to compound wealth over decades. Just be sure to read all the fine print to avoid any penalties.

An investment home purchased for $80,000 in 2010 would sell for around $350,000 now, a $270,000 profit which comes with a 15% long- term capital gains tax of just over $40,000. For investors who sell a home without owning it for at least a year, the short-term capital gains tax rate can be up to 37%. You can delay such a tax with a 1031 exchange, which allows you to take all the proceeds of a sale and purchase another property of equal or greater value, tax free. Any leftover funds will be taxed. A 1031 Exchange allows you to replace the original property, as long as it’s located in the U.S. and is designated for business or investment. How it works While the benefits are substantial to a 1031 exchange, there are also a lot of specifics, so contact a qualified tax professional to make sure you don’t run afoul of the IRS. You need to hire a qualified intermediary to take control of the proceeds of the sale. Think of it as an escrow. The proceeds cannot touch your bank account or else you get taxed. After selecting the QI, close the sale and identify three replacement assets within 45 days. Overland Flats Apartments

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At Crest Premier Property Management Team, our team specializes in stopping these problems before they start. We screen tenants rigorously, respond to maintenance requests 24/7, maintain your property in top condition and ensure clear and consistent communication with your tenants. Our job is simple: Keep great tenants happy, your property full and your income steady. You don’t have to lose sleep, weekends or profits to keep your rental property running smoothly. Let us handle the headaches while you enjoy the benefits of owning investment property. Stop managing stress — and start managing profit. Contact Crest Premier Property Management Team today at:

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W HEN SELLING YOUR PRIMARY residence, tax issues rarely are a concern. Single filers are exempt from taxes on the first $250,000 of profit, and married filers are exempt from $500,000. But what if you purchased a house during the recession when prices were low and have rented it out since then? Such home sales don’t offer the same benefits. Selling an investment property? Here’s how you can defer its taxes BY DAYV MORGAN

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F ROM THE OUTSIDE, OWNING RENTAL property might look like a dream — passive income, long-term wealth and the freedom to be your boss. Being a landlord should be straightforward: Rent comes in, bills get paid and you make a profit. But for most self-managed landlords, reality is very different. Your earnings are under constant attack from problems you can’t always control — and every one of them costs you. Here are the five biggest dangers to any self- managed landlord’s profitability. 1 Midnight repair call 5 silent profit killers every self-managed landlord faces BY SHERMAN AND EUPHEMIA WEEKES

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5 The one that got away Sometimes, you lose money for the most frustrating reason of all: Losing a great tenant because you couldn’t keep up. Slow maintenance or poor communication pushes even the best tenants to look for another home. The truth is, tenant turnover, late payments, repairs and constant availability are not just hassles — they’re profit killers. And the longer you manage your property alone, the harder it becomes to stay ahead.

Dayv Morgan is a Maricopa realtor and owner of HomeSmart Premier.

480-838- 9558 CrestPremierProperties.com 4625 S. Lakeshore Drive, Suite 300, Tempe

480-251-4231 DayvMorgan@gmail.com

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It starts with a call that ruins your weekend. That leaky water heater or broken A/C isn’t just an inconvenience — it’s a demand for your immediate time and attention. Ignore it too long, and your tenant starts thinking about moving. 2 Costly vacancy Each month your property sits empty is money you’ll never recover, while your mortgage, taxes and insurance continue to drain your account. 3 Non-paying tenants Even worse is the tenant who stops paying and won’t leave. You’re stuck covering the bills while you navigate the slow, expensive eviction process. 4 Property damage cleanup When the tenants finally move out, you face the property damage cleanup. Holes in walls, ruined flooring or appliances that need replacing can wipe out months of income in a single blow.

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