Families can use a gift of equity to help the next generation achieve their dream of homeownership, while also keeping their cherished homes in the family. This strategy, in which the seller transfers part of the home’s value to the buyer by reducing the purchase price below market value, can help cover a cash-strapped buyer’s down payment.  

Learn how a gift of equity works mechanically, what the tax implications are for both the buyer and the seller, and the paperwork requirements to decide if it’s the right option for you.

What is a gift of equity?

A gift of equity is when a home seller transfers part of their equity to the buyer by agreeing to sell the property for less than its appraised value. This structure can be useful when a family wants to pass a home to the next generation but the buyer can’t afford full market price.

The formula is simple: appraised value minus agreed sale price equals the gift amount. No cash changes hands for the gifted portion, and the lender treats the difference as equity the buyer owns from the moment the deal closes.

For conventional loans, gift-of-equity transactions are permitted on principal residences and second home purchase transactions. Investment properties are not eligible. Other loan programs have their own rules, but one commonality they share is that the gift cannot require repayment.

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How a gift of equity works

The process for selling a home with a gift of equity usually requires these basic steps.

Step 1: Appraisal. The home needs an independent professional appraisal to establish its fair market value. The seller and buyer can then use the appraised value to determine the sale price and gift of equity.

Example: Say the home appraises at $400,000 and the seller agrees to sell for $320,000. That $80,000 gap would be the gift of equity.

In an eligible conventional transaction, the buyer can use that equity toward the down payment and closing costs. Depending on the resulting loan-to-value ratio, the gift of equity may also help the buyer avoid private mortgage insurance (PMI)—a gift that potentially keeps on giving. 

Step 2: Gift of equity letter. Once the price is set, the seller writes and signs a gift of equity letter, which is a formal document confirming to the lender that the below-market price is a genuine gift, not a disguised loan. 

Step 3: Lender review. The lender reviews the appraisal, the agreed sale price, and the gift letter before approving the loan. Timing varies by lender, appraisal turnaround, and title work.

What can a gift of equity be used for?

A gift of equity can cover:

It can’t cover:

Gift of equity rules by loan program

FHA, conventional, VA, and USDA loans all allow gifts of equity, but the rules differ.

For FHA borrowers without significant savings, an eligible gift of equity can cover the entire 3.5% minimum required investment (MRI), meaning the buyer may not need to contribute their own funds toward the down payment.

What goes into a gift of equity letter

The gift of equity letter must contain all of the necessary details required by the loan program and lender to ensure that it is a legitimate transaction. Requirements vary, but the letter generally includes: 

1. Donor’s name, address, and telephone number
2. Recipient’s (buyer’s) full legal name and address
3. Property address
4. Dollar amount of the gift (e.g., “$80,000”)
5. Relationship between donor and recipient (e.g., “parent of the borrower”)
6. Statement that no repayment is expected or required, now or in the future
7. Dated signatures from both donor and recipient

For conventional loans, the file must also include the settlement statement listing the gift of equity. Some lenders may require a proprietary form in addition to a signed letter, so try to confirm what is needed before drafting the letter.

Gift of equity tax rules (2026)

A gift of equity has tax implications on both sides of the transaction, though most family deals fall well within the limits where no tax is actually owed.

For the seller (donor)

The IRS annual gift tax exclusion is $19,000 per recipient in 2026 (or a total of $38,000 per recipient if two spouses each make a gift). Above the annual exclusion, the donor must file IRS Form 709. This generally draws down the lifetime exemption, which is $15 million per individual in 2026. Unless the gift exceeds the donor’s remaining lifetime exemption,, there generally won’t be any federal gift taxes to pay.

As an example, if you gave a $200,000 gift of equity, you’ll need to file Form 709 (because it’s above the $19,000 threshold), but you won’t generally pay a gift tax (assuming the gift doesn’t push you past your remaining lifetime exemption).

For the buyer (recipient)

Recipients of gifts generally do not owe gift tax. However, there could be a tax consideration for buyers when they eventually sell the home.

Under IRS rules, when you buy a property for less than fair market value in a part-sale, part-gift transaction, your tax basis is generally the greater of the amount you paid or the donor’s adjusted basis, rather than the appraised value at closing. In other words, if the purchase results in a lower tax basis, you could end up paying more in capital gains tax when you sell. 

Keep in mind that the IRS primary residence exclusion still allows for up to $250,000 in gains for federal tax for single filers, and up to $500,000 for married filing jointly. You must generally own and live in the home for at least two of the five years before the sale. It might be worth a conversation with your tax advisor to go over the specific basis treatment and how it may impact future capital gains. 

What sellers should know

The most obvious trade-off for the seller is accepting less money from the sale, but there are a couple of other points to consider.

If the seller still carries a mortgage on the property, the mortgage must be paid from the sale proceeds first. If the remaining balance is close to the agreed sale price, the seller should make sure the sale proceeds are sufficient to pay off the mortgage and other closing costs. Run those numbers before committing to a price.

Sellers should also check whether they need to file IRS Form 709. If the gift exceeds the 2026 annual exclusion ($19,000 per recipient for one spouse or $38,000 total per recipient from two spouses), sellers may need to file the form. A tax professional can help determine the filing requirements.

Gift of equity vs. seller’s concession

A gift of equity and a seller’s concession both let a seller reduce what the buyer pays out of pocket at closing, but they’re structurally different and lenders treat them differently.

Here’s an example of how the two options can differ:

• A gift of equity deal on a $400,000 home might price it at $320,000, with the $80,000 gap covering the down payment.
• A seller’s concession deal might keep the price at $400,000 but have the seller credit the buyer $8,000 at closing to cover most closing costs, without touching the agreed purchase price.

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Pros and cons of a gift of equity

The takeaway

A gift of equity is one of the cleaner ways a family can transfer real estate without liquidating assets or arranging a complex financial structure, with no cash exchange required for the gifted portion. It’s worth consulting a tax professional to understand how the gift may affect the buyer’s tax basis and potential capital gains on a future sale. 

On the seller side, crunch your numbers if you need to pay off an existing mortgage so you can come up with a sale price that achieves your objectives. Once both parties are ready to move forward, work with the lender to craft the gift of equity letter to the lender’s specifications to avoid any closing delays.

Frequently asked questions