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Is the Nevada Corporation Strategy Gone?

Diane Kennedy's picture
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A recent Supreme Court ruling just increased state’s rights to tax income made in other states.

In the old days, the home state corporation/Nevada corporation strategy was sold as something easy to do. In fact, corporation formation mills in Nevada became big business. You set up a Nevada corporation with a business presence (paying somewhere between $100 to $1,000 per year) and sent money to a Nevada bank account. Your home state couldn’t touch it and you just skipped out on a bunch of home state income tax. Well, it was never quite that simple, but the guys who sold you corporations would have liked for you to believe it was! With the expansion of the “Unitary Doctrine”, it’s becoming much more tricky to use a NV corporation properly.

The Unitary Doctrine, as upheld by the US Supreme Court, says that if a portion of your business activity is in another state outside of your home state, the home state can make you pay income tax on that income from the other state. It’s gotten even more involved. The latest wrinkle is that a business was located in one state and had a different activity Business in state #2 purchased a building which they sold. State #1 then wanted to tax the business on the gains on the real estate sold in state #2. It’s complicated, but an important question. If you’re using more than one state for your business, are you still liable for taxes in your home state? We’re discussing this in great detail over at the First Class Forum. If there’s anything to take away from this blog post, it’s tread carefully if you’re using a Nevada Business Presence. The rules have changed and not everybody is up on the changes. Be careful who you ask for advice!

I have a Nevada corp and only do business in TN and GA. Would it be worth while to move the corp from NV? If so, how is that done?

Megan Hughes's picture

Hi Pat,

Did you qualify the NV company to do business in TN and GA? If so, then you’re looking at picking one of those states to domesticate into (prob the one you live in, if you live in TN or GA), going through the domestication process, and then you’ll probably have to amend the registration in the other state to show that you’re not an NV-foreign registered company, but a TN or GA foreign registered company.

Right now, depending on your resident agent, you will be paying about $350/year to be a NV-based company, plus your costs to register in the two states. The costs to move you over to either TN or GA will be several hundred - it would depend on which state and their respective procedures/filing fees. You’ll recoup the extra costs you’re paying in NV in 2-3 years … if that helps.

I have investment property (2 houses on one parcel) in California and a 4-plex in New York. The CA property is in my personal name (will be changed) and the NY property is in a Land Trust. I also have a Nevada LLC which is the beneficiary of the NY Land Trust.

1st question: Do I have to register the Nevada LLC in CA eventhoug it is not used for any business activities in CA?

2nd question: When I change the CA property holding status from personal name to Land Trust, with the NV LLC as the benificiary, do I then have to register the NV LLC in CA because it’s now the Management Company?

3rd question: The NY Land Trust holds the 4-plex and the LLC is the beneficiary. Do I need to register the NV LLC in NY?

4th question: By having the 4-plex in a Land Trust with the LLC as the benificiary and the Living Trust as the ‘owner’ would you consider this properly “sandwhiched”?

5th question: If I wanted to refi the NY (and the soon to be CA) Land Trust property, do I have to take it out and put it back into my personal name inorder to qualify it for a refi?

Lastly, how does the recent Supreme Court ruling affect me based upon the above structures?

Much thanks!

Ingrid from Kalifornia

PS. Great webinar this morning

Megan Hughes's picture

Hi Ingrid,

These are great questions - why not bring them over to the TaxLoopholes Forum and we can answer them there? After all … if 1 person asks, then at least 10 more are thinking about it!

All the best,

Megan

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