Blog Layout

Rising Home Prices and the Mortgage Interest Deduction

Greg Dowell • Sep 22, 2022

As home prices increase, limitations on deducting home mortgage interest will come into play.

The tax laws are engineered in many ways to favor or address certain industries. One of these engineered efforts is to favor home ownership by individuals over renting, benefiting the residential construction, real estate, and mortgage industries, all of which directly affects the vast majority of individual taxpayers. The largest single deduction is to itemize the interest paid on a mortgage on a principal residence. If you own a home, the interest paid on a home mortgage provides a tax break.  The amount of mortgage interest that may be deducted, however, is limited. With home prices increasing over the last few years nationwide, many home buyers will find that their ability to deduct mortgage interest is limited. 


Mortgage debt that is "acquisition debt" is deductible. Acquisition debt means debt that is: (1) secured by the taxpayer's principal home and/or a second home, and (2) incurred in acquiring, constructing, or substantially improving the home. Interest can be deducted on up to two qualified residences, so a primary home and one other vacation home or similar property can qualify. Mortgage interest on a third residence is not deductible. 

There is a limitation, however, on the ability to deduct interest. From 2018 through 2025, mortgage interest for acquisition debt greater than $750,000 ($375,000 for a married taxpayer filing separately) is not deductible. For example, if a taxpayer bought a $2 million house with a $1.5 million mortgage, only the interest that paid on the first $750,000 in debt is deductible. The rest is considered personal interest, and not deductible.


For mortgages taken out after 2025 and before 2018, different limits apply.  Beginning in 2026 interest is not deductible on acquisition debt greater than $1 million ($500,000 for married individuals filing separately). This is also the limit that applied before 2018. The $1 million ceiling applies to acquisition debt incurred before Dec. 15, 2017, and to refinancings of pre-Dec. 15, 2017 debt. The higher $1 million limit applies to acquisition debt incurred before Dec. 15, 2017, and to debt arising from the refinancing of pre-Dec. 15, 2017 acquisition debt, to the extent the debt resulting from the refinancing does not exceed the original debt amount. Thus, taxpayers can refinance up to $1 million of pre-Dec. 15, 2017 acquisition debt, and that refinanced debt amount won't be subject to $750,000 limitation, but instead will be subject to the $1 million limitation.


Note that the limit (ceiling) on home mortgage debt for which interest is deductible includes both your primary residence and your second home, combined. Many taxpayers assume that they can deduct the interest on $750,000 for each mortgage. But if a taxpayer has a $700,000 mortgage on a primary home and a $500,000 mortgage on a beach house or ski lodge, the interest on $450,000 of the total debt as nondeductible personal interest.

 Interest on " home equity loans" isn't deductible, from tax years 2018 to 2025. "Home equity debt," as specially defined for purposes of the mortgage interest deduction, means debt that: (1) is secured by the taxpayer's home, and (2) isn't "acquisition indebtedness" (that is, wasn't incurred to acquire, construct, or substantially improve the home). From 2018 through 2025, there's no deduction for the interest on home equity debt. Note that interest may be deductible on what a lender may call a "home equity loan," "home equity line of credit," etc., where that loan actually fits the tax law's definition of "acquisition debt" because the proceeds are used to substantially improve or construct the home. The 2018 to 2025 denial of the deduction for interest on "home equity debt" applies regardless of when the home equity debt was incurred.


After 2025 and before 2018, home equity interest is deductible, within limits. Beginning with 2026, home equity debt will be deductible. However, the interest that can be deducted is limited to loan amounts of the lesser of $100,000 ($50,000 if your filing status is married filing separately) or your equity in the home. This is also the limit that applied before 2018, when interest on home equity debt was deductible. The interest on a "home equity loan" will be deductible regardless of how you use the loan proceeds, except when the proceeds are used to purchase tax-exempt obligations.

Thus, taxpayers considering taking out a "home equity loan", which is a loan that's not incurred to acquire, construct, or substantially improve the home, should take into consideration the fact that interest on the loan won't be deductible. Further, taxpayers with outstanding home equity debt will lose the interest deduction for interest on that debt, starting in 2018. For the post-2025 and pre-2018 tax year, home equity interest is not deductible for alternative minimum tax (AMT) purposes, unless the loan is used to improve the home.



Home buying and ownership receives favorable treatment under the US tax code. Bear in mind, however, that as home values increase and mortgages increase, some complications come into play. It may seem that it is easy enough to say that home mortgage is deductible but, as made clear by the above, a taxpayer needs to bear all of the rules and limitations in mind. 


14 Dec, 2023
With year-end approaching, it is time to start thinking about moves that may help lower your tax bill for this year and next. This year’s planning is more challenging than usual due to changes made by the Inflation Reduction Act of 2022 and the SECURE 2.0 Act.
14 Dec, 2023
With year-end approaching, it is time to start thinking about moves that may help lower your business's taxes for this year and next.
By Greg Dowell 14 Nov, 2023
How to make doing good a little less frightening financially.
By Greg Dowell 13 Nov, 2023
Catching many businesses by surprise, this Act kicks in with filing requirements as early as January 1, 2024.
By Greg Dowell 05 Sep, 2023
Having a business fail for lack of employees was unheard of 10 years ago. The problem existed for many businesses long before the pandemic, but it certainly went to a whole new level from 2020 to the present.
By Greg Dowell 24 Aug, 2023
Improve profitability, reduce the opportunity for fraud, focus on your core business, eliminate excuses for tardy financial data - what's not to love about outsourcing your accounting?
By Greg Dowell 16 Aug, 2023
ESOPs have been around for years; they could be a solution for ownership transition.
By Greg Dowell 16 May, 2023
by Gregory S. Dowell Updated May 16, 2023 Spring is the traditional kick-off to wedding season, and thoughts quickly turn to the wedding venue, gifts, the happy couple, and, of course, the guest list. Lurking somewhere in the shadows, behind even that strange uncle you barely know, is another guest that needs to be considered: The tax impact on the newlyweds. To start, newlyweds will have two options for filing their income taxes in the year of marriage: Filing status can either be married filing jointly, or married filing separately. In the vast majority of cases, a couple will benefit with a lower overall tax burden to the couple by choosing to file married filing jointly. One of the classic cases where a couple may consider filing separately is when one spouse has significant amounts of medical expenses for the year. Medical expenses are only deductible if they exceed 7.5% of adjusted gross income; using only one spouse's income may allow a deduction to be taken if filing separately, compared to losing the medical deduction entirely if both incomes are combined by filing jointly. We previously had written about the tax trap that often occurs when two people get married, resulting often in an unanticipated balance due when the first joint tax return for the couple was filed. While President Trump’s Tax Cuts and Jobs Act (TCJA), changed the dynamics somewhat, it is still worthwhile to put pen to paper before saying “I do”. Prospective spouses have the opportunity to save money by taking income tax considerations into account before tying the knot. That’s particularly true for those who plan to marry late this year or early next year. As this article explains, from the federal income tax standpoint, some individuals marrying next year may come out ahead by either deferring or accelerating income, depending on their circumstances. Others may find it to their advantage to defer a year-end marriage until next year. For some quick background, a “marriage penalty” exists whenever the tax on a couple’s joint return is more than the combined taxes each spouse would pay if they weren’t married and each filed a single or head of household income tax return. Before President Trump’s TCJA, only the 10% and 15% married filing jointly brackets were set at twice that of the singles bracket, and so the marriage penalty effect on joint filers applied in the brackets above the 15% bracket. Beginning with the 2018 tax year, however, the TCJA set the statutory tax brackets for marrieds filing jointly-through the 32% bracket-at twice the amount of the corresponding tax brackets for singles. As a result, the TCJA eliminated any tax-bracket-generated marriage penalty effect for joint filers where each spouse has roughly the same amount of taxable income-through the 32% bracket. For example, if two individuals who each have $215,950 of taxable income file as single taxpayers for 2022, each would have a tax bill of $49,335.50, for a combined total of $98,671. If they were married, their tax bill as marrieds filing jointly would be $98,671, exactly the same amount as the combined total tax they’d pay as single taxpayers. Because the 35% bracket for marrieds filing jointly isn’t twice the amount of the singles 35% bracket, the marriage penalty effect will still apply to joint filers whose income falls in the 35% bracket. Using 2022 tax tables, two single taxpayers may each have $500,000 in taxable income, for a combined total of $1,000,000, without having any of it taxed higher than 35%. However, for marrieds filing jointly, the 35% tax bracket ends at $647,850 in taxable income, and each additional dollar of taxable income taxed at 37%. Thus, where two high-earning unmarried taxpayers with substantially equal amounts of taxable income are planning for their marriage to take place either late this year or early next, it may pay from the tax viewpoint to defer the marriage until next year. As an example, if two individuals each have $539,900 of taxable income file as single taxpayers for 2023, each would have a tax bill of $162,718, for a combined total of $325,436. If they were married before the end of the year, their tax bill as marrieds filing jointly would be $334,076, or $8,640 more than the combined total tax they’d pay as single taxpayers. If only one of the prospective spouses has substantial income, marriage and the filing of a joint return may save taxes, thus resulting in a marriage bonus. The bonus is the result of two factors: 1) the tax brackets for marrieds filing jointly cover wider spans of income than the tax brackets for taxpayers as singles; and 2) the taxable income of the lower-earning individual may not push the couple’s combined income into a higher tax bracket. In such a case, it will probably be better from the tax standpoint to accelerate the marriage into this year if feasible. There are a number of other factors that should also be taken into account when determining the effect of a marriage on income taxes of the couple. As mentioned early in this post, the first decision is to verify that filing a joint return is preferred to filing separate returns. In addition, many provisions of the tax code phase out completely (or decrease partially) as adjusted gross income increases. In a perfect world, there would only be good surprises for a newlywed couple following their wedding. To avoid any unpleasant income tax surprises, we always recommend that a newlywed couple take the time to make a projection of what their income will look like when combined as a couple, and determine what the tax bill will look like, at the Federal and State levels. After all, planning ahead, communicating with each other, discussing finances, and avoiding unpleasant surprises are some of the keys to a long marriage.
By Greg Dowell 11 Mar, 2023
Don't forget a birthday, anniversary, or any of these tax filing dates . . .
By Greg Dowell 07 Feb, 2023
The IRS asks taxpayers to wait to file 1040s if they received rebate payments from their state in 2022.
More Posts
Share by: