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Cash-Out Refinance Tax Implications

A cash-out refinance gives you access to the equity in your home, but there are a number of tax implications you should know about if you’re considering one.

Miranda Marquit Miranda Marquit Updated November 11, 2020

Cash-out refinance tax implications hero
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With a cash-out refinance, you replace your current home loan with a new one and borrow more than you owe so that you can take advantage of the equity in your home — and access cash at closing.

While the tax benefits on cash-out refinances aren’t as generous as those for original mortgages, you can still deduct part of the interest paid if you use your cash for certain purposes. Keep in mind — we’re not tax attorneys and this is not legal or tax advice. We just want to let you know about some general tax implications associated with cash-out refi choices.

Here are the cash-out refinance tax implications you need to know about:

  • Are cash-out refinances taxed as income?
  • How to deduct the interest on your cash-out refinance
  • Using your cash-out refinance for non-deductible purposes
  • Alternatives to cash-out refinancing

Are cash-out refinances taxed as income?

So, do you have to pay taxes on a cash-out refinance? The good news is no.

The IRS doesn’t generally consider loans, even mortgage refinance loans, as income because the expectation is that you will pay the money back. As such, you don’t have to report it when you file your taxes. The loan amount might be taxable if it is forgiven or canceled, though.

However, even though you don’t have to pay income taxes on the cash-out refinance, there are still cash-out refinancing tax implications.

If you’re considering a cash-out refinance, Credible makes it easy — you can compare your prequalified rates from our partner lenders in the table below by filling out a single form.

How to deduct the interest on your cash-out refinance

It’s possible to claim a mortgage interest deduction, but you need to itemize using Schedule A if you plan to do so. Additionally, there’s a hard limit on the amount you can claim, whether you’re getting an original mortgage or you’re refinancing.

For 2020, you can deduct mortgage interest on the first:

  • $750,000 if single or filing jointly
  • $375,000 if married filing separately

However, in addition to itemizing your interest, there are other cash-out refinance tax implications to be aware of. It’s always a good idea to touch base with your accountant or tax attorney to see how cash-out refi choices could affect you and your bottom line.

1. Make capital home improvements

One way to claim a mortgage interest deduction on a cash-out refinance is to show that you’re using the money for capital home improvements. These are permanent renovations that increase the home’s value, improve its longevity, or adapt it for new needs. The list below is not exhaustive — it’s to give you a sense of what types of improvements qualify.

ImprovementDoes it qualify for a deduction?
Installing a swimming pool
Yes
Building a fence to enclose the yard
Adding an additional bedroom
Fixing or replacing the roof
Installing central air or an HVAC system
Adding a ramp to accommodate for disabilities
Installing storm windows
Adding insulation
Repainting a bedroom
No
Repairing a leaky faucet
Changing door locks
Fixing a broken window
Replacing flooring you installed

It’s also worth noting that if you use your cash-out refinance to install renewable energy equipment, you may be eligible for an additional credit equal to 26% of the cost.

Tip: No matter what improvements you make, be sure to keep detailed records so they know how much was spent on the capital improvements. Good records are important in the event of an audit.

Learn More: Swimming Pool Loans: Finance with a Personal Loan

2. Set up a home office

Small-business owners or self-employed persons can deduct mortgage interest, insurance, utilities, repairs, maintenance, and depreciation for their home office from their federal taxes.

While it’s not a direct mortgage interest deduction, if you can set up a home office using a portion of the money from your refinance, there are some potentially positive tax implications.

Before you claim a home office tax deduction, though, you need to make sure you meet the following requirements:

  • Regular and exclusive use: The area you use must be regularly used for business activities, and you can only deduct the area used exclusively for business.
  • Principal place of business: Your designated area must be where you principally conduct business.

When calculating your deduction, there are two methods you can use: the simplified method and the standard method.

Simplified methodStandard method
  • Determine the square footage of your home office
  • Deduct $5 for each square foot
  • Deduct up to 300 square feet (deduction capped at $1,500)
  • Determine the square footage of your home office
  • Figure out the percentage of your home total square footage occupied by your home office
  • Add up the direct and indirect expenses for your home office, including mortgage interest, utilities, and repairs
  • Claim a deduction based on how much your home office takes up

Depending on your situation, one method might provide a bigger deduction than the other. Consider your situation and run the numbers to see what works best for you.

3. Buy mortgage points

One way to reduce your interest rate on a refinance is to buy mortgage points. Each point is equal to 1% of the amount of the loan and can reduce your APR depending on how many you pay for.

However, it’s important to note that you can’t claim all of your points in one year. Instead, you spread out your deduction over years.

Example: If you get a cash-out refinance for 15 years and pay $3,000 in points, you can spread out that deduction to claim $200 per year.

You will need to itemize in order to claim the deduction for points, so you might need to take advantage of other itemized deductions listed on Schedule A to effectively claim a points deduction. Check with your accountant to see if this makes sense for you.

Using your cash-out refinance for non-deductible purposes

Even if you aren’t getting a tax deduction, your cash-out refinance can still be financially worthwhile.

A good example is the potential to use your cash-out refinance to pay down high-interest credit card debt. Generally, your mortgage rate will be much lower, so you might be able to save thousands in interest and get out of credit card debt faster.

Keep Reading: Cash-Out Refinancing vs. Home Equity Loan: How to Choose

Alternatives to cash-out refinancing

If you don’t want to use a cash-out refinance to meet your financial goals, you can also get a home equity loan or a home equity line of credit (HELOC). These loans won’t give you extra cash, but you still get access to the equity in your home. There is also the option to take out a personal loan.

Even though Credible doesn’t offer home equity loans or HELOCs, you can still compare rates from several of our partner lenders if you’re seeking a cash-out refinance. Get prequalified in just three minutes using the form below.

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About the author
Miranda Marquit
Miranda Marquit

Miranda Marquit is a mortgage, investing, and business authority and a contributor to Credible. Her work has appeared on NPR, Marketwatch, FOX Business, The Hill, U.S. News & World Report, Forbes, and more.

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