How Section 1231 gains and losses affect business asset sales

When selling business assets, understanding the tax implications is crucial. An area to focus on is Section 1231 of the Internal Revenue Code, which governs the treatments of gains and losses from the sale or exchange of certain business property. 

Business gain and loss tax basics

The federal income tax character of gains and losses from selling business assets can fall into three categories:

• Capital gains and losses - these result from selling capital assets which are generally defined as property other than 1) inventory and property primarily held of sale to customers, 2) business receivables, 3) real and depreciable business property including rental real estate, and 4) certain intangible assets such as copyrights, musical works and art works created by the taxpayer. Operating businesses typically don't own capital assets, but they might from time to time. 
• Sec. 1231 gains and losses - these result from selling Sec. 1231 assets which generally include 1) business real property (including land) that's held for more than one year, 2) other depreciable business property that's held for more than one year, 3) intangible assets that are amortizable and held for more than one year, and 4) certain livestock, timber, coal, domestic iron ore and unharvested crops.
• Ordinary gains and losses - these result from selling all assets other than capital assets and Sec. 1231 assets. Other assets include 1) inventory, 2) receivables, and 3) real and depreciable bussiness assets that would be Sec. 1231 assets if held for over one year. Ordinary gains can also result from various recapture provisions the most common of which is depreciation recapture. 

Favorable tax treatment

Gains and losses from selling Sec. 1231 assets receive favorable federal income tax treatment.

Net Sec. 1231 gains. If a taxpayer's Sec.1231 gains for the year exceed the Sec.1231 losses for that year, all the gains and losses are treated as long-term capital gains and losses - assuming the nonrecaptured Sec. 1231 loss rule explained later doesn't apply. 

An individual taxpayer's net Sec. 1231 gain - including gains passed through from a partnership, LLC, or S corporation - qualifies for the lower long-term capital gain tax rates.

Net Sec. 1231 losses. If a taxpayer's Sec. 1231 losses for the year exceed the Sec. 1231 gains for that year, all the gains and losses are treated as ordinary gains and losses. That means that net Sec. 1231 loss for the year is fully deductible as an ordinary loss, which is the optimal tax outcome. 

Unfavorable nonrecaptured Sec. 1231 loss rule

Taxpayers must watch out for the nonrecaptured Sec. 1231 loss rule. This provision is intended to prevent taxpayers from manipulating the timing of Sec. 1231 gains and losses in order to receive favorable ordinary loss treatment for a net Sec. 1231 loss, followed by receiving favorable long-term capital gain treatment for a net Sec. 1231 gain recognized in a later year.

The nonrecaptured Sec. 1231 loss for the current tax year equals the total net Sec. 1231 losses that were deducted in the preceding five tax years, reduced by any amounts that have already been recaptured. A nonrecaptured Sec. 1231 loss is recaptured by treating an equal amount of current-year net Sec. 1231 gain as higher-taxed ordinary gain rather than lower-taxed long-term capital gain. 

For losses passed through an individual taxpayer from a partnership, LLC, or S corporation, the nonrecaptured Sec. 1231 loss rule is enforced at the owner level rather than at the entity level.

Tax-smart timing considerations

Because the unfavorable nonrecaptured Sec. 1231 loss rule cannot affect years before the year when a net Sec. 1231 gain recognized, the tax-smart strategy is to try to recognize net Sec. 1231 gains in years before the years when net Sec. 1231 losses are recognized.

Achieving the best tax treatment for Sec. 1231 gains and losses can be a challenge. We can help you plan the timing for optical results. 

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