
The term ‘‘acquisition debt’’ is defined as debt secured by the taxpayer’s principal or
second residence incurred in acquiring, constructing, or substantially improving that resi-
dence. Refinanced debt is treated as acquisition debt only to the extent it does not exceed
the principal amount of acquisition debt immediately before the refinancing. The term
‘‘home equity debt’’ is defined as debt secured by the taxpayer’s principal or second resi-
dence, and which is not acquisition debt. Interest on qualifying home equity debt is deduct-
ible even if the proceeds are used for personal purposes.
EXAMPLE Vicky’s residence has a fair market value of $300,000. The first mort-
gage, used to buy the house 10 years ago, is $125,000. This year, she
borrows $115,000 on a second mortgage secured by the house, to
send her children to college. The interest paid on the first mortgage
is fully deductible, but interest on only $100,000 of the second mort-
gage is deductible.
Assume $8,000 of interest is paid by Vicky on the first mortgage
and $7,000 is paid on the second mortgage. Vicky’s mortgage interest
deduction is calculated as follows:
Interest on acquisition debt $ 8,000
Interest on home equity debt
$7,000 $100,000/$115,000
6,087
Mortgage interest deduction allowed
$14,087
The remaining interest on the home equity debt ($7,000 $6,087 ¼
$913) is considered nondeductible personal interest. N
An additional limit on the $100,000 qualified home equity debt allowed is the fair mar-
ket value of the residence. For example, assume a taxpayer has the maximum $1,000,000 of
acquisition debt and $100,000 of home equity debt. If the fair market value of the residence
goes down to $1,050,000, only $50,000 of the home equity debt will qualify for an interest
deduction. The reduction in home values during the recent recession has made this limi-
tation more relevant than in past years.
Deduction for consumer inter est, including any excess mortgage interest, automobile
loan interest, and interest on credit cards, is not allowed.
If the sum of mortgage interest and other itemized deductions is less than the
standard deduction, no tax benefit is received from the mortgage interest pay-
ments. In this case, a taxpayer may wish to pay the mortgage off as quickly as
possible since few investments earn a guaranteed tax-free return equal to the
interest rate on a home mortgage.
Education Loan Interest
Taxpayers are allowed a deducti on for adjusted gross income for certain interest paid on
qualified education loans. The deduction is limited to $2,500 for 2010, and is phased
out for single taxpayers with modified AGI of $60,000 to $75,000 and for married tax-
payers with modified AGI of $120,000 to $150,000. Qualified higher education expenses
include tuition, room and board, and related expenses.
5-10 Chapter 5
Itemized Deductions and Other Incentives
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