3 Square Miles

Riverdale NY Real Estate


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American Taxpayer Relief Act – what it means for you

Income taxes. The Act keeps the “Bush” tax rates intact for individuals with taxable income under $400,000 ($450,000 for married taxpayers, $425,000 for heads of household). Income above these levels will be taxed at a 39.6% rate (up from 35%).

AMT patch. The Act permanently increases the exemption amounts of the Alternative Minimum Tax (“AMT”) to $78,750 for married taxpayers filing jointly and $50,600 for single filers. Exemptions will be indexed for inflation.

Capital gains and dividends. The Act raises the top rate for dividends and capital gains from 15% to 20% for taxpayers who would be subject to the new 39.6% bracket. Counting the 3.8% surcharge from the Affordable Care Act, dividends and capital gains will be taxed at a rate of 23.8% for high-income earners. The top capital gains rate will stay at 15% for lower-income taxpayers.

Deduction limitations for high-income individuals. The Act reinstates the Clinton-era “PEP and Pease” limitations on the personal exemptions and itemized deductions for couples with incomes exceeding $300,000 and singles with incomes over $250,000. These two provisions reduce tax benefits for high-income earners by phasing out exemptions and itemized deductions.

Transfer taxes. The Act prevents steep increases in estate, gift and generation-skipping transfer (GST) tax that were slated to occur for individuals dying and gifts made after 2012 by permanently keeping the exemption level at $5,000,000 (as indexed for inflation). However, the Act also permanently increases the top estate, gift and GST rates from 35% to 40%.

Individual extenders. The Act extends for one year a host of individual provisions, including the treatment of mortgage insurance premiums as qualified residence interest, deductions for state and local general sales taxes, and the above-the-line deduction for qualified tuition and related expenses.

Business tax extenders. The Act extends for one year many key business tax breaks including depreciation provisions, notably including bonus depreciation, and the research and work opportunity tax credits.

Other items. The Act extends unemployment insurance and many health and energy-related provisions. This also extends President Obama’s expansions on the Child Tax Credit, Earned Income Tax Credit and the American Opportunity Tax Credit for five years.

The Act does not include an extension of the 2011 and 2012 payroll tax cuts for employees on Social Security tax withholding from paychecks, so most workers will see their Social Security taxes rise from 4.2% to 6.2%.

- Friedman LLP


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Riverdale condominiums, restaurants, and a prediction

To start off 2013, Riverdale has about 50 recently developed condominium units available for sale. Noteworthy sites include:

The Latitude

The Riverpointe

The Shirley Woods

Solaria

Fieldston Lofts

The Waterford

In early 2013, Tulfan Terrace, a towering building in the heart of Riverdale, is anticipated to complete construction [3620 Oxford Ave.]. It remains unknown as to whether it will be marketed as a condo or rental building.

Also, in 2012, Riverdale welcomed the addition of excellent new dining options such as AoyuOreganoTin Marin, and Yo-burger. We anticipate quality dining establishments, that are unique and affordable, to continue to make their way onto the food scene in Riverdale. A personal request is for a fresh/raw food dining option.

ZenStones


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Health and Wellness in Riverdale

Marisa Morgan Personal Training & Pilates

Grounded Growth Yoga

Bikram Yoga – 5500 Broadway

Riverdale Yoga – 3607 Fieldston Rd.

Yoga for Bliss - 4450 Fieldston Rd.

Pilates Reforming NY - 5030 Broadway

The Whole You Spa – 3765 Riverdale Ave

Are you a personal trainer, yoga or Pilates instructor, or health and wellness professional working/living in Riverdale?

If so, please feel free to post your information here!


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Selling an Apartment with a Pre-existing Tenant:

Question What happens to a Tenant if the apartment or house that the Tenant leases is sold during the term of the Tenant’s lease?
Answer Absent a provision in the lease to the contrary, a Tenant’s rights under an existing lease are not extinguished upon the sale of the leased property.  Both the new Owner of the property and the Tenant must honor the terms of the existing lease.

Landlords and Tenants must carefully review the terms of any lease to determine what happens to the Tenant in the event that the leased property is sold. While most “form” leases do not give an Owner/Landlord the right to cancel a lease in the event of the sale of the leased property, one “form” condominium lease does contain a provision entitling the Owner/Landlord to terminate the lease upon 30 days prior written notice if the Owner/Landlord sells the condominium unit.

Information provided by:

Neil B. Garfinkel,
REBNY Residential Counsel
Partner-in-charge of real estate and banking practices at Abrams Garfinkel Margolis Bergson, LLP


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New 3.8% Investment Income Tax In Effect as of January 1, 2013

As of January 1, 2013, a new 3.8% federal tax on investment income will go into effect.  Contrary to widely disseminated misinformation, the 3.8% tax is not a “transfer tax” imposed on the sale of real estate.  Instead, it’s a tax on investment income such as capital gains, interest income, dividend income and net rents.  The tax will only apply to individuals with income above $200,000 and to couples filing jointly with income above $250,000.

So how does this affect real estate transactions?

Let’s say that Gina files individually and has income above $200,000.  When she sells her condo on the Upper East Side, she realizes a capital gain of $300,000.  But this doesn’t necessarily mean that the tax will apply to her.

If someone sells their principal residence, there is a capital gains exclusion on the sale of their home of up to $250,000 ($500,000 for couples filing jointly).  The condo is Gina’s principal residence so she has a $250,000 exclusion.  However, since Gina’s capital gains of $300,000 exceed the capital gain exclusion amount by $50,000, that $50,000 may be subject to the 3.8% tax. At the end of the day, Gina will have to $1,900 in taxes on the sale of her condo.

The tax goes into effect in 2013 so if investment income is subject to the tax in 2013 it will be paid in 2014 when income tax returns are filed.  Individuals must consult their tax advisors to determine whether the tax will apply given their specific circumstances.  This article is for informational purposes only and is not intended to be, nor should it be construed as, tax or legal advice.

By Neil Garfinkel and Ivan Sperber of Abrams, Garfinkel, Margolis, Bergson LLP

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AOYU – New Sushi Restaurant on Johnson Avenue in Riverdale, NY

AOYU

Service, atmosphere and food quality are superb.

(718) 884 – 6633

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