Can I Put My House In My Children’s Name To Avoid Inheritance Tax In NYC?

Avoid Inheritance Tax

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Can I Put My House in My Children’s Name to Avoid Inheritance Tax in NYC?

Estate planning is a complex process with many considerations, and one of the common questions that arise is whether transferring your house to your children’s name can help you avoid inheritance tax in New York City. While it may seem like a straightforward solution, the implications of such a decision are multifaceted, and it’s essential to understand the legal and financial consequences. At Morgan Legal Group, New York’s trusted estate planning experts, we’ll delve into this topic to provide you with a comprehensive understanding of the complexities involved in this strategy.

The Basics of Inheritance Tax in NYC

Before we address the question of transferring your house to your children to avoid inheritance tax, let’s begin with a fundamental understanding of how inheritance tax works in New York City.

New York has an estate tax, which is imposed on the value of an individual’s estate at the time of their death. The tax rate is progressive and varies based on the total value of the estate. However, as of 2015, New York has implemented significant changes to its estate tax laws, and estates valued below a certain threshold are exempt from estate tax. This threshold is regularly adjusted for inflation.

It’s important to note that New York City does not impose an additional local estate tax. Therefore, you only need to consider New York State’s estate tax when planning your estate in NYC.

Transferring Your House to Your Children’s Name

Transferring your house to your children’s name may appear to be a strategy to avoid inheritance tax. By doing this, you essentially remove the property from your estate, reducing its total value and potentially lowering the estate tax liability. However, this approach is not without significant implications:

1. Gift Tax Considerations

When you transfer your house to your children’s name, it is considered a gift. The Internal Revenue Service (IRS) imposes a federal gift tax on large gifts, and New York State also has its own gift tax. While there are annual and lifetime exemptions for gift tax, any gift beyond these exemptions may be subject to taxation. It’s important to consult with a tax professional to understand the potential gift tax consequences of such a transfer.

2. Loss of Control

Transferring your house to your children means you are no longer the legal owner. While this may not be a concern if you fully trust your children, it means you lose control over the property. If your children decide to sell the house or make changes to it, you may not have a say in the matter. Additionally, in the event of a disagreement with your children, it can be challenging to regain control of the property.

3. Medicaid Eligibility

If you require long-term care in the future and need Medicaid to cover the costs, transferring your house to your children can affect your eligibility. Medicaid has a look-back period during which they assess any property transfers. In such cases, you may be subject to a penalty period during which Medicaid will not cover your long-term care expenses.

Alternative Strategies for Estate Planning

Instead of transferring your house to your children’s name as a strategy to avoid inheritance tax, there are alternative and more legally sound approaches to estate planning:

1. Establish a Trust

Setting up a trust, such as a revocable living trust, allows you to maintain control over your assets while designating your children as beneficiaries. This can help streamline the distribution of your estate while avoiding some of the pitfalls associated with transferring ownership of your property.

2. Utilize Exemptions and Credits

New York’s estate tax laws offer exemptions and credits that can help reduce or eliminate estate tax for many individuals. By taking advantage of these exemptions and credits, you can minimize your estate’s tax liability without the need for complex property transfers.

3. Consult with an Estate Planning Attorney

Estate planning is a highly individualized process, and the best approach depends on your unique financial and family situation. Consulting with an experienced estate planning attorney, such as those at Morgan Legal Group, can provide you with a tailored plan that minimizes your tax liability while protecting your interests and those of your loved ones.


While transferring your house to your children may seem like a straightforward solution to avoid inheritance tax in NYC, it comes with complex legal and financial implications. It’s essential to carefully consider the potential gift tax consequences, loss of control, and Medicaid eligibility impact. Alternative estate planning strategies, such as trusts and exemptions, can offer more comprehensive and less risky solutions to minimize estate tax while ensuring your wishes are honored.

For personalized estate planning guidance and expert advice, consult the experienced estate planning attorneys at Morgan Legal Group. We’ll help you navigate the complexities of estate planning in New York City and ensure your legacy is protected.

DISCLAIMER: The information provided in this blog is for informational purposes only and should not be considered legal advice. The content of this blog may not reflect the most current legal developments. No attorney-client relationship is formed by reading this blog or contacting Morgan Legal Group.

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