Real Estate Alert: Proposed Significant Change to NYS Real Estate Transfer Tax LawBy William H. Jennings
February 3, 2017
New York State Governor Andrew Cuomo recently released his FY 17-18 Executive Budget, which suggests a number of changes to the tax law. Among those changes is a proposal to greatly expand the reach of the New York State Real Estate Transfer Tax with respect to transfers of entities holding New York State real estate.
The aim of the legislation is to levy the Real Estate Transfer Tax on the transfer of a minority interest in an entity that owns real property located in New York State, if that property comprises 50% or more of the Fair Market Value (FMV) of the entity's assets. Under the current tax law, the Real Estate Transfer Tax applies - with respect to the transfer of interest in an entity - only to "controlling interests". A controlling interest is 50% or more of an interest in an entity holding real property.
The proposed legislation would revise the definition of a "conveyance" to include the transfer of an interest in a partnership, LLC, S corporation, or non-publicly traded C corporation (with fewer than 100 shareholders) that owns an interest in real property located in New York State with a FMV that equals or exceeds 50% of all the assets of the entity. For Real Estate Transfer Tax purposes the consideration in such cases will be the FMV of the entity's real property located in New York State, multiplied by the percentage of the entity that is transferred.
If enacted, this provision will place the New York State tax collector at the closing table for countless transfers of interest in entities holding New York realty.
We will keep you apprised of developments as they occur.
For more information
If you have questions about this alert, please contact William Jennings, Partner-in-Charge of the Real Estate Group, by phone at 212.503.8958 or by email at firstname.lastname@example.org or any of our Real Estate professionals.
About William H. Jennings
William H. Jennings, CPA, HCCP, is the Partner-in-Charge of the Real Estate Group at Marks Paneth LLP. He is also a member of the firm’s Executive Committee, which sets policy and strategy. With more than 35 years of experience in public accounting and a keen focus on the real estate industry and its needs, Mr. Jennings has spent nearly his entire career with Marks Paneth and its predecessor firms. During this time, he has made... READ MORE +