Commissioner V. Tufts - Opinion

Opinion

The Court began by noting that all gains or losses on the disposition of property must be realized, under section 1001(a) of the Internal Revenue Code. The definition for “amount realized,” found in 1001(b), states “the amount realized from the sale or other disposition of property shall be the sum of any money received plus the fair market value of the property (other than money) received.”

The Court considered, and ultimately reaffirmed, the holding of a previous opinion rendered in Crane v. Commissioner; specifically that a taxpayer must incorporate the amount of mortgage debt liability transferred when calculating “amount realized” in a property disposition.

In doing so, the Court stated that the amount of non-recourse liability (mortgage debt) is to be included in calculating both the basis and the amount realized in property on disposition, preventing the potential problem of a mortgagor receiving untaxed income unaccounted for by an increased basis in property.

The Court specifically noted that the fair market value of the property at the time of disposition is irrelevant. Further, the nature of the loan (recourse or non-recourse) is also insignificant for purposes of determining basis. The Court defended its position by observing that the stated requirements force a taxpayer to account for the proceeds of obligations he has received tax-free and included in the property’s basis. A finding otherwise would allow a mortgagee to recognize a tax loss without suffering a corresponding economic loss.

In applying the opinion’s statement of law to the present facts, the Court concluded that the taxpayers’ disposition of property realized a gain of approximately $400,000; not their claim of a $55,740 loss.