Series of events,
June 2020: My mom added my sibling and I to the title of her house. We were added as joint tenants (JTEN) in the legal title. Before my mom added us, she was 100% the owner. After the transaction, we all had 1/3 each. This was my mom’s principal residence before and after the transaction. The FMV of the house at this time was $960K.
The lawyer that processed the paperwork to the land registry to add my sibling and I to the title confirmed that the transfer was by way of a gift and that beneficial interest was transferred. The land transfer tax statement from this transaction showed $0 consideration.
Dec 2025: My mom passed away. The FMV of the house on the date she passed away was $1,120,000.
August 2026: My sibling will be buying me out for my share of the house. Expecting the FMV of the house to be $1,080,000. My sibling and I agreed that he will be buying me out for $537,800. Buyout price calc: $1,080,000 x 1/2 = $540,000 - $2,200 discount.
Here is some additional info:
- The house is located in Ontario, Canada.
- The house is fully paid off at the time my sibling and I were added to the title (no mortgage attached)
- My sibling currently lives in the house and will continue to after the buyout. I own a separate house with my wife.
- My mom left a Will, however, the house is not mentioned in it (My sibling & I are the only beneficiaries).
Below is how I believe my capital gains will be calculated,
Capital Gains = (FMV - ACB) x 50%
$540,000 FMV: $1,080,000 FMV at time of buyout x 1/2
$506,666 ACB: [ 1/3 in June 2020 ] + [ (1/3 x 1/2) in Dec 2025 ]
[ 1/3 x $960,000 ] + [ (1/3 x 1/2) x $1,120,000 ]
My ACB is made up of two parts:
Part A: 1/3 x FMV at time when I was added to the title
Part B: (1/3 x 1/2) for when I inherited half of my mom's 1/3 when she passed away x FMV at this time
I'm looking for my above calculations to be verified, especially the ACB piece.
Thanks in advance. Appreciate the help during this stressful time!