{"id":13263,"date":"2026-02-22T07:00:52","date_gmt":"2026-02-22T13:00:52","guid":{"rendered":"https:\/\/legaltalktexas.hammerle.com\/?p=13263"},"modified":"2026-02-19T11:38:13","modified_gmt":"2026-02-19T17:38:13","slug":"theres-a-new-form-in-town-the-real-estate-report-shakes-things-up","status":"publish","type":"post","link":"https:\/\/hammerle.com\/legaltalk\/estate-planning\/theres-a-new-form-in-town-the-real-estate-report-shakes-things-up\/","title":{"rendered":"There\u2019s a New Form in Town: The Real Estate Report Shakes Things Up"},"content":{"rendered":"<p><span style=\"font-weight: 400;\">The Federal government is up in arms over dirty money.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">It says that cartels, foreign dictators and fraudsters are using cash to buy residential <\/span><a href=\"https:\/\/hammerle.com\/legaltalk\/category\/real-estate\/\"><span style=\"font-weight: 400;\">real estate<\/span><\/a><span style=\"font-weight: 400;\"> as a method of laundering money. An all-cash purchase avoids scrutiny from financial institutions and evades mandatory reporting.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Thus, your friendly government came up with the new Real Estate Report that must be filed with the Financial Crimes Enforcement Network, FinCEN, whenever certain residential real estate transactions occur.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Unfortunately, the new report will catch some folks off guard when they are doing normal estate and asset protection planning. Let\u2019s look at the details to see how you could be impacted.<\/span><\/p>\n<h2><b>What Is the FinCEN Real Estate Report?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">The Real Estate Report is a federal reporting requirement tied to certain residential real estate <\/span><a href=\"https:\/\/hammerle.com\/legaltalk\/probate\/diagram-your-distribution-charting-assets-through-the-estate-planning-process\/\"><span style=\"font-weight: 400;\">transfers<\/span><\/a><span style=\"font-weight: 400;\">. It is filed with the Financial Crimes Enforcement Network, or FinCEN, when specific criteria are met.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">A transfer is reportable when:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The real property is residential<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The transfer is non-financed (all-cash)<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The property is transferred to a certain type of entity or trust<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">An exception does not apply<\/span><\/li>\n<\/ul>\n<h2><b>What Qualifies as Residential Real Property?<\/b><\/h2>\n<p><a href=\"https:\/\/hammerle.com\/legaltalk\/real-estate\/what-is-asset-based-lending-in-real-estate\/\"><span style=\"font-weight: 400;\">Residential <\/span><\/a><span style=\"font-weight: 400;\">real property is property located in the United States and includes:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">A house<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">A condominium<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">A duplex<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Land on which the transferee intends to build such a structure<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Shares in a cooperative housing corporation<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">If the transaction meets the reporting triggers, a Real Estate Report may be required.<\/span><\/p>\n<h2><b>Exemptions to the Real Estate Reporting Requirement<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Some types of transfers are exempted from reporting. For <\/span><a href=\"https:\/\/hammerle.com\/legaltalk\/estate-planning\/organizing-for-estate-planning\/\"><span style=\"font-weight: 400;\">estate planning<\/span><\/a><span style=\"font-weight: 400;\"> and probate purposes, these include:<\/span><\/p>\n<h3><b>Transfers Resulting From Death<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">A transfer resulting from the death of an individual. This includes a transfer pursuant to:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The terms of a will<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The terms of a trust<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">A transfer on death deed<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Intestate succession<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Beneficiary designations<\/span><\/li>\n<\/ul>\n<h3><b>Funding Property Into a Trust<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">A transfer funding real property into a trust for no consideration, when made by an individual who is also a settler or grantor.<\/span><\/p>\n<h3><b>Court-Supervised Transfers<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">A transfer supervised by a court in the United States.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">However, note that a transaction involving a person funding residential real property into an LLC or other entity is not exempt from the reporting requirement.<\/span><\/p>\n<h2><b>Who Is Responsible for Filing the FinCEN Report?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">If a report must be filed, then who is responsible for filing it?<\/span><\/p>\n<p><span style=\"font-weight: 400;\">The law establishes a \u201creporting cascade,\u201d basically a structured list of filers, starting with the title company who closed the transaction. The filer must save its records on the transaction for five years.<\/span><\/p>\n<h2><b>When Must the Real Estate Report Be Filed?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">The Report must be filed on the later of:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">30 days after closing, or<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The last day of the month following the closing month<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Timely filing is critical to avoid penalties.<\/span><\/p>\n<h2><b>What Information Must Be Included in the Real Estate Report?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">The Report must contain detailed information, including:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The property being transferred<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Each legal entity or trust receiving the property<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Each beneficial owner of the legal entity or trust<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Each signing individual<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Each individual, entity, or trust transferring the property<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Any payments made for the property<\/span><\/li>\n<\/ul>\n<h3><b>What Is a Beneficial Owner?<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">A <\/span><a href=\"https:\/\/hammerle.com\/legaltalk\/wills-trusts\/how-property-is-owned-in-a-trust\/\"><span style=\"font-weight: 400;\">beneficial owner<\/span><\/a><span style=\"font-weight: 400;\"> is an individual who:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Exercises substantial control over the transferee entity, or<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Owns or controls at least 25 percent of the transferee entity\u2019s ownership interests<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Beneficial owner information includes:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Name<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Date of birth<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Residential address<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Citizenship<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Taxpayer identification number<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">The report will be securely filed with FinCEN, which will maintain it in a secure database with strict limits on authorized access and use. The information will not be accessible to the general public.<\/span><\/p>\n<h2><b>Penalties for Failure to Comply<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Failure to comply with the Real Estate Report requirements could result in civil and criminal penalties.<\/span><\/p>\n<h2><b>How the Real Estate Report Impacts Estate Planning<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Now, let\u2019s bring it home for estate planning.<\/span><\/p>\n<ul>\n<li><span style=\"font-weight: 400;\">A report does not need to be filed if you transfer residential real property into your trust without consideration.<\/span><\/li>\n<li><span style=\"font-weight: 400;\">A report does not need to be filed if you inherit residential real property or receive it via a Transfer on Death Deed.<\/span><\/li>\n<li><span style=\"font-weight: 400;\">But a report may need to be filed if you transfer your residential real property into an LLC.<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">This is where routine estate planning and asset protection strategies can unexpectedly trigger federal reporting requirements.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">There is a lot more to the rule. Additional information can be found at<\/span><a href=\"http:\/\/www.fincen.gov\/rre\"> <span style=\"font-weight: 400;\">here<\/span><\/a><span style=\"font-weight: 400;\">.<\/span><\/p>\n<h2><b>Hammerle Morris Is Here to Help You Plan with Confidence<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">New reporting rules like the Real Estate Report can affect routine real estate and <\/span><a href=\"https:\/\/hammerle.com\/practice-areas\/estate-planning\/\"><span style=\"font-weight: 400;\">estate planning<\/span><\/a><span style=\"font-weight: 400;\"> decisions, especially when transferring property to an LLC.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">At <\/span><a href=\"https:\/\/hammerle.com\/\"><span style=\"font-weight: 400;\">Hammerle Morris Law Firm<\/span><\/a><span style=\"font-weight: 400;\">, we help clients navigate these requirements and create plans that protect their goals with clarity and confidence. Schedule a <\/span><a href=\"https:\/\/hammerle.com\/lewisville-attorney\/#form\"><span style=\"font-weight: 400;\">consultation <\/span><\/a><span style=\"font-weight: 400;\">to ensure your plan stays on track.<\/span><\/p>\n<p><i><span style=\"font-weight: 400;\">Virginia Hammerle is an accredited estate planner and represents clients in estate planning, probate, guardianship, and contested litigation. She may be reached at <\/span><\/i><a href=\"mailto:legaltalktexas@hammerle.com\"><i><span style=\"font-weight: 400;\">legaltalktexas@hammerle.com<\/span><\/i><\/a><i><span style=\"font-weight: 400;\">. This blog contains general information only and does not constitute legal advice.<\/span><\/i><\/p>\n","protected":false},"excerpt":{"rendered":"<p>The Federal government is up in arms over dirty money. It says that cartels, foreign dictators and fraudsters are using cash to buy residential real estate as a method of laundering money. An all-cash purchase avoids scrutiny from financial institutions and evades mandatory reporting. Thus, your friendly government came up with the new Real Estate [&hellip;]<\/p>\n","protected":false},"author":5,"featured_media":13264,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":"","_links_to":"","_links_to_target":""},"categories":[1224,21],"tags":[],"class_list":{"0":"post-13263","1":"post","2":"type-post","3":"status-publish","4":"format-standard","5":"has-post-thumbnail","7":"category-estate-planning","8":"category-legal-talk"},"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>FinCEN Real Estate Report | Hammerle Morris Law Firm<\/title>\n<meta name=\"description\" content=\"Learn how the FinCEN Real Estate Report affects LLC transfers, trusts, and estate planning for residential real estate.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link 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