Louis owns a condominium in New Orleans which has been his principal residence for 12 years. He wants to be near Lake Ponchartrain since he enjoys water activities. Therefore, he sells the condominium. His original intent was to purchase a house in New Orleans near the lake. However, the cost of such properties far exceeded his sales proceeds. He was able to purchase a house on the lake in Covington, which is located across the causeway. He invested all of his sales proceeds in the Covington house. After two months of commuting over an hour to and from work each day, he decides to rent an efficiency apartment in New Orleans near his office. He spends the weekends and vacations at his home in Covington.
a. Does Louis qualify for exclusion of gain under § 121?
b. Does his Covington house qualify as his principal residence?
a. Yes, Louis qualifies for exclusion of the gain under Section 121 because he meets the rules of the property having been his personal residence for two of the past five years prior to sale.
b. Whether ...
In several brief paragraphs, the response explains the allowable exclusion under Section 121, and the character of the replacement property.