The first question to ask yourself is how you plan to use the property. If you rent it out for fewer than 15 days per year and use it the rest of the time for yourself, you don't have to report the rental income. But you also can't deduct any expenses related to the rental use. That might sound simple, but it changes quickly when rental use exceeds the 14-day mark.
If you rent the property for more than 14 days and use it yourself for fewer than 14 days (or fewer than 10% of the total days it's rented), the IRS considers it a rental property. That means you'll need to report the income, but you'll also be eligible to deduct a variety of expenses.
Mixed-use properties (those used for both personal enjoyment and rental) come with more complicated rules. Expenses must be divided proportionally between personal and rental use based on the number of days used for each.
If your vacation home qualifies as a rental property, there are several deductions you may be eligible to take:
Just remember: if you are also using the property personally, you must allocate the expenses based on the number of days the property is rented versus the time it is used for personal purposes. Accurate record-keeping is essential.
The IRS expects a clear breakdown of personal use versus rental use. That means keeping detailed logs that track:
Without documentation, your ability to claim deductions may be limited.
Local rules can also impact your vacation home ownership, especially in areas like Washington D.C., Maryland, or Northern Virginia. Local short-term rental regulations may require specific permits or impose additional lodging taxes. Failing to follow these rules can affect your ability to deduct expenses on your federal return, not to mention exposing you to local penalties.
Before renting, it's a good idea to:
Q: Can I deduct the full cost of my vacation home if I only use it personally?
A: No. You may be able to deduct mortgage interest and property taxes, but only within the limits set for personal residences.
Q: What if I only rent it out for two weeks a year?
A: In that case, you don't need to report the rental income, but you also can't deduct any related expenses.
Q: Should I consult a CPA before buying or renting out a vacation home?
A: Absolutely. A CPA can help you understand how the property fits into your broader financial picture and will help ensure that you stay compliant.
At Myrick CPA, we help our clients make informed financial decisions, whether they're buying a second home, starting a short-term rental, or exploring the tax benefits of real estate. With personalized tax strategies, we work to help you:
Buying a vacation home is a major investment, but with the right planning, it can also be a smart one. If you have any questions or comments about the information contained in this article, feel free to reach out to us to discuss.
Contact Myrick CPA to schedule a consultation and find out how we can help you manage the tax implications of vacation home ownership with clarity and confidence.