Re: what is the lowest cost way to get into a hous
You may not have to pay capital gains based on the following article:
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Virtually all homeowners, if they decide to sell, have the very profitable situation of being able to walk away with up to $250,000 (up to $500,000 for a qualified married couple) tax-free principal residence sale capital gain profits.
The simple qualification tax rules. To qualify for Uncle Sam's generous principal residence sale tax exemption rules, Internal Revenue Code 121 requires the home to have been owned and occupied by the seller(s) at least an "aggregate" 24 of the 60 months before the sale.
There is no limit to the number of uses of the IRC 121 exemption. However, it cannot be used more frequently than every 24 months (with limited exceptions for partial exemptions explained below).
The occupancy time need not be continuous. For example, if you occupied your home for 12 months after its purchase and then you rented it for two years before moving back in a year ago, you meet the two out of last five years occupancy test. If just one spouse meets the test, then only a $250,000 exemption is available.