05/07/2026
Should Mom Put Her House in My Name?
We get this question all the time.
The honest answer?
Probably not.
On the surface, it sounds simple. But putting a house in your name while Mom is still living can create two big tax problems:
1️⃣ Gift Tax Filing Requirement
If the home is worth more than the annual limit ($19,000), a gift tax return is required.
2️⃣ You Lose the Step-Up in Basis (This is the big one)
This is where things can get expensive.
Let’s say Mom bought her home 50 years ago for $50,000.
•If she gifts it to you now and you later sell it for $250,000…
👉 You could owe tax on $200,000 of gain
•If you inherit it instead…
👉 Your cost basis becomes the value of the house at her date of death
👉 Sell it for $250,000 shortly after?
👉 Little to no taxable gain
That difference can mean thousands in taxes.
So what’s the alternative?
Many of our clients use something like a beneficiary deed, which allows the home to pass to you without giving up that step-up in basis. We often work with attorneys to get the best possible outcome for client's entire family.
The Bottom Line
A quick conversation on the front end can save:
✔️ Thousands in taxes
✔️ Unnecessary paperwork
✔️ A lot of headaches later
📞 If this is something you’re considering, let’s talk it through first.
Easy to reach. Easy to talk to.