How is rental income taxed when you have a mortgage in 2023?

There should be no surprises when it comes to taxes and a rental property, especially when you also have a mortgage on that property. In this article, we’ll explain how rental income is taxed when you have a mortgage, what deductions you can take and we’ll even provide some scenarios to help you understand the process better.

How is rental income taxed when you have a mortgage?

Overall, proper tax planning is essential when it comes to rental income, but becoming familiar with the applicable laws and regulations can help you get the most out of your investment.

How is rental income taxed when you have a mortgage?

In the United States, rental income is generally taxed at the same rate as your other income. This means that when you have a mortgage on a rental property, your rental income will be included in your income and taxed at your normal income tax rate.

If you’re a cash-basis taxpayer (a person who reports income when it’s received and deducts expenses when they’re paid), you’ll report the rental income when it’s received and you’ll deduct the mortgage payment when it’s paid. However, if you’re an accrual basis taxpayer (a person who reports income when it’s earned, regardless of when it’s received and deducts expenses when they’re incurred, regardless of when they’re paid), you’ll report the rental income when it’s earned and you’ll deduct the mortgage payment when it’s incurred.

You should also consider any costs or expenses associated with managing and maintaining the rental property. If you have to hire a property manager, or you need to make repairs, these expenses can be deducted from your rental income, which can lower your overall taxable income.

Self-Employment Taxes

When you’re a landlord, you’re considered a self-employed individual — and that comes with an additional tax burden.

When you’re self-employed, you’re responsible for paying self-employment taxes. Self-employment taxes are an additional tax, above and beyond your normal income tax, that pays for Social Security and Medicare.

The self-employment tax rate is currently 15.3%, and it applies to all earnings that are subject to self-employment taxes — which includes self-employed individuals, landlords and other business owners. For example, if you earned $10,000 in rental income, you would be responsible for paying a self-employment tax of $1,530.

Deductions

When it comes to rental income, you may be able to take advantage of some deductions to offset your income. One of the most common deductions that you can take is the mortgage interest deduction.

When you have a mortgage on your rental property, the interest that you pay on that mortgage can be deducted from your rental income. The mortgage interest deduction can be a significant tax break for landlords — and it’s one of the primary reasons why many people decide to invest in rental properties.

In addition to the mortgage interest deduction, you may also be able to deduct other costs associated with managing and maintaining the rental property. This can include repairs, property management fees, insurance and other expenses.

You should also keep in mind that you may be able to take advantage of other deductions — such as depreciation or capital expenses — but these deductions will depend on your specific situation.

Example Scenarios on How is rental income taxed when you have a mortgage

Now that you understand how rental income is taxed when you have a mortgage, let’s look at some example scenarios to help you apply the rules to your own situation.

Example 1:

You purchased a rental property for $200,000 and you have a mortgage on the property for $150,000. You generate rental income of $25,000 for the year and have incurred expenses of $2,000 for repairs, $3,000 for property management and $4,000 for insurance.

You’ll be responsible for paying income tax on the rental income at your normal rate and self-employment taxes at 15.3%.

You can also deduct the mortgage interest — which would be equal to $14,000 — as well as the other expenses of $9,000. This means that you will only be taxed on the net income of $2,000.

Example 2:

You purchased a rental property for $500,000 and you have a mortgage on the property for $400,000. You generate rental income of $60,000 for the year and have incurred expenses of $7,500 for repairs, $8,500 for property management and $10,000 for insurance.

You’ll be responsible for paying income tax on the rental income at your normal rate and self-employment taxes at 15.3%.

You can also deduct the mortgage interest — which would be equal to $36,000 — as well as the other expenses of $25,500. This means that you will only be taxed on the net income of $18,500.

Conclusion

Rental income is taxed in the same way as your other income — and when you have a mortgage, that income can be significantly reduced by taking advantage of deductions for mortgage interest and other expenses.

It’s important to note that in addition to income tax and self-employment taxes, you may also be subject to state or local taxes — so make sure you do your research before you invest in rental properties.

Overall, proper tax planning is essential when it comes to rental income — understanding the applicable laws and regulations can help you get the most out of your rental investment and ensure that you remain compliant with tax regulations.