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Did you miss it? Black Friday Property Showcase Replay!

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Dear Realty411 Reader,

If you missed the live property showcase, you can access the recording here . By watching this video you will gain expert insider knowledge and access to multiple special off-market properties starting at only $28,000. I shared some amazing deals and locations that will transform your portfolio!

Watch the replay here:

https://register.gotowebinar.com/recording/3041569571989263363

Don’t Let This Opportunity Pass You By: Timing Matters More Than Ever

Our land market is experiencing unprecedented momentum. With government mandates, rapidly growing emerging technologies, massive infrastructure investments, limited supply of land, and much more, we have a perfect storm of conditions for explosive land value appreciation. But here’s the reality: the window for getting in at ground-floor prices is closing fast. Don’t be caught saying, “I shoulda, woulda, coulda!”

Don’t spend another year wondering “what if.” Don’t let another opportunity slip away while you’re still considering your options. The time for hesitation is over: your moment to act is now.

Your future self will thank you for taking action today.

Blessings of peace and abundance to everyone.

To Your Success!

Marcella Silva
Regional Manager,
Velur Real Estate Services, Inc.
Certified Land Banking Consultant

[email protected]
Cell: 925-337-2513
Fax: 925-605-3673
CA DRE License #1474001

www.DirtIsGold.com

“Today’s Dirt is Tomorrow’s Gold”

Realty411 Webinar Replay on Hard Money Lending

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Do More Deals by Adding Leverage to Your REI Game!

If you missed our last Realty411 webinar about Hard Money Lending, don’t worry, we taped some of the segment for you.

Investors, find out how you can close more real estate transactions utilizing hard money. On this webinar, we will go over the use of hard money: when to leverage, how to leverage, and when the use of hard money makes sense.

Watch this video to learn more about finance for real estate transactions. Learn about all your options, here!

LINK TO VIDEO:

OUR FEATURED SPEAKER:
AMANDA HART – Easy Street Capital

A dancer since age nine, Amanda Hart received my BFA in Dance from the California Institute of the Arts in 2005 and established her non-profit Hart Pulse Dance Company and annual MixMatch Dance Festival.

In 2015 she made a shift in her full-time dance career and decided to pursue her love for the car world by joining the sales team at the nation’s #1 Audi dealership, Audi Beverly Hills. She spent just over 5 years as one of Audi Beverly Hill’s top Internet Sales Managers before once again shifting gears and joining Sovereign Lending Group as a licensed Mortgage Loan Originator, specializing in Conventional, FHA, VA, and Jumbo loans .

At the end of 2021, she stepped up to Hard Money lending with Easy Street Capital, now working exclusively with investors on their rehabs, rentals, and new build construction goals. Amanda recently sold her LTR in Encino, CA and currently manages her Dallas, TX MTR.

LINK TO VIDEO:

Luxury Rental Predictions for 2026

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By: Greg Nadeau, Senior Vice President of Development for StreetLights Residential

1. Service as the Amenity

Luxury amenities have become the norm in high-end communities. In 2026, the focus is shifting from what a property offers to how residents experience their daily lives. Exceptional, hotel-style service is quickly becoming the new definition of luxury.

We’re already seeing this at communities like The Bergen in Scottsdale, where residents enjoy a five-star level of support thanks to a 24/7 concierge. From grocery deliveries and dinner reservations to dry cleaning, appointment bookings, car detailing, pet care, and even private-jet coordination, the concierge team anticipates needs before they arise. It feels like having a right-hand partner managing everyday details and shows how luxury leasing is moving toward a more human-centered, experience-driven model.

High-net-worth renters want more than another gym. They want an effortless lifestyle where comfort, privacy, and convenience are built in. In 2026, service will be the amenity that sets communities apart.

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2. The Lock-and-Leave Lifestyle

We will continue to see a luxury leasing boom as today’s elite professionals gravitate towards the “lock-and-leave” lifestyle over the commitments that come with owning a single-family home. And this won’t just be a passing trend, either. A recent report from RentCafe found that U.S. households earning over $1 million annually and choosing to rent rose more than 200%.

This shift highlights that beyond the financial hurdles, homeownership brings ongoing upkeep, security concerns, and staffing needs. For high-end renters, luxury leasing represents freedom and flexibility, the ability to travel for business or pleasure without the constant worry of maintenance.

3. Home as a Sanctuary

COPYRIGHT_COLE_HORCHLER_2021

In 2026, we are seeing people move away from the stark minimalism trend and shift toward spaces that tell their story and match their lifestyle. Instead of bare rooms and muted palettes, people want homes that feel personal, warm and lived in. According to the Zillow 2026 Home Trends report, people are looking for “a deeper emotional connection to home as a sanctuary, a social hub, and a reflection of personal identity.”

Luxury leasing communities are starting to follow this shift. Many are adding private kitchens and dining rooms that give residents space to cook and host dinner parties. Whiskey and wine tasting rooms offer a fun escape, and private office spaces give residents a fresh change of scenery outside their home. The focus moving forward will be creating a sense of community throughout the property, while still giving residents the personal space they need to feel relaxed and at peace.

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4. The Membership Model of Living

Luxury rentals are starting to resemble private clubs. Leasing is turning into a membership-style experience, featuring curated resident events, partnerships, and personalized community connections. The 2025 Resident Experience Trends & Insights Study by myQ Community highlights that meaningful interaction and a strong sense of connection are key drivers of renter satisfaction.

People today want more than just a place to live. They seek a community that matches their lifestyle, provides real connections, and makes everyday living feel a bit more special. Creating thoughtful gathering spaces, unique resident experiences, and chances to network will continue to influence the modern luxury leasing landscape.

The Fall of 2025 and Rise of New Opportunities

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By Rick Tobin

“All the trees are losing their leaves, and not one of them is worried.”
– Donald Miller

Our lives have often been compared to the four seasons of spring, summer, fall, and winter. Regardless of whether you perceive your current situation in life as bright and sunny or dark and doomy, each season of life is a new opportunity for positive growth that you should embrace.

It’s generally much easier to be grateful when life seems easiest, most fun, and when you have plenty of cash in your pockets. However, some of our best learning experiences tend to happen during our most challenging seasons of life if we’re willing to focus on the potential solutions and opportunities more so that the temporary obstacles standing in our way.

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When many of us think of the fall season, it can be described as a time when natural beauty nearby is filled with colorful trees and more vivid sunsets and weather temperatures are seemingly ideal in most regions.

However, the word “fall” also has negative connotations such as the “Fall of Rome” era, or the end of the Western Roman Empire, that happened near 476 AD when the most powerful region in the world collapsed due to massive health challenges and death from the bubonic plague or Black Death which, in turn, led to hyperinflation, numerous unusual firestorms, a devalued currency system, and war.

“All roads lead to Rome,” as the old saying goes, because history tends to repeat itself, for better or worse.

The Fall of 2025’s Economic Data

Let’s take a closer look below at some concerning economic data that’s been recently shared:

* Foreclosures increased 20% in October 2025.
* Job layoffs in October were the most in 22 years. Published year-to-date job layoffs in 2025 have surpassed year-to-date job losses in 2008.
* New job hires are the slowest since 2009.
* The savings rate is the lowest on record.
* 12.1% of FHA loans are delinquent and make up almost 50% of all Q3 foreclosures.
* Consumer Credit Applications are now being rejected at nearly 25%, the highest rejection rate ever recorded, according to Charles Schwab and the New York Fed as of 10/31/25.
* Mortgage refinance application rejection rates hit 45.7%, an all-time high.
* Average past-due utility bills hit an all-time high at $789, as per The Century Foundation & the University of California Consumer Credit Panel.
* Car repossessions are the highest since 2009.
* The 60-day delinquency rate for subprime automobile loans just reached an all-time record high of 6.65% in October 2025.
* Automobile loan rates are approaching record highs, especially for subprime borrowers (13% to 30%+ rates).
* Student loan delinquencies are the highest ever with nearly 20% of borrowers at 90 days or longer for missed payments.
* Unpaid credit card debt balances reached a record $1.233 trillion in Q3 2025.
* Credit card APRs (rates and fees) are near the highest ever (24%-40%+).
* Early paycheck advance loan rates are as high as 400% to 520% APRs.
* More than 50% of Americans use Buy Now, Pay Later (BNPL).

Worsening Debt Trends

In addition to all-time record highs for unpaid credit card debt reaching 1.233 trillion dollars in the third quarter of 2025, the US credit card capacity, or maximum credit card limits, reached a new record high of $5.3 trillion, according to the New York Fed.

However, there’s still nearly $4 trillion dollars in available unused credit for US borrowers to access from their credit cards.

Credit rejection rates for most types of new credit applications continue to soar to new highs, as per New York Fed data and The Kobeissi Letter.

For example, let’s review the percentage rates for credit application rejection rates in recent times:
● Automobile loan rejection rates: 15.2% (second highest on record)
● Credit card rejection rates: 21.2%
● Overall credit application rejection rates: 24.8% (new record)
● Mortgage application rejection rate: 45.7% (new record)

These rejection rates have accelerated at a faster pace since 2020 for many lenders. For example, the overall rejection rate for credit applications has risen by +10.4% between February 2020 and Q3 2025.

Snowballing Federal Debt

In 1790, US national debt was just $70 million. By 1980, it reached $1 trillion for the very first time, which took 220 years to reach. Now, we’ve surpassed a staggering $38 trillion in debt.

It took more than 200 years for the federal debt to surpass the first $1 trillion dollar debt balance number in October 1981. Now, the US federal debt compounds and increases by another $1 trillion every 75 days or so.

The US Treasury posted a $284.4 billion deficit in October, which was the worst opening month to any fiscal year in history.

October’s Interest payment on US debt was a record $104.4 billion, as per Stock Sharks. To put this into better daily perspective, US federal debt is growing at a pace of $22.5 billion every single day.

How is all of this federal debt good for real estate investors?

Answer: It’s more likely than not that inflation will keep rising and the dollar’s purchasing power will keep falling. Because real estate is an exceptional hedge against inflation and an imploding dollar, home prices may either stabilize or keep increasing even if the overall economy keeps on weakening.

Positive Housing Trends in 2nd Half of 2025

Now, let’s review some more positive housing data for Q3 2025:

Single-family home prices had positive gains in 77% of 2350 metro areas in Q3 2025, according to NAR.

Rising Home Prices in Most Metros – Q3 2025

“Home prices rose in Q3 2025, with national median prices up 1.7% to $426,800. Monthly mortgage payments increased to $2,187. The median family income needed for a 20% down payment is $104,996.”
– NAR Research

The Top 5 single-family areas with the highest home appreciation rates in Q3 2025 were are as follows:

1. Owensboro, KY
2. Rockford, IL
3. Springfield, IL
4. Cape Girardeau, MO-IL
5. Fond du Lac, WI

The Top 5 Most Affordable Housing Regions

Here are the Top 5 most affordable cities in America as of October 2025, which have much lower percentage of income to monthly household payment numbers:

Out of the 100 major cities analyzed by RealtyHop, an estimated 68 of the cities had homebuyers paying more than 30% of their monthly income towards household expenses.

Unaffordable Housing Challenges

The dollar’s purchasing power continues to fall at a rapid pace. As a result, it’s still quite challenging to purchase groceries, clothing, cars, or homes at seemingly affordable prices.

The Top 5 Most Unaffordable Housing Regions

Two of the top 5 most unaffordable housing regions in America are located in Southern California – #1 Los Angeles and #2 Irvine, as per the RealtyHop Housing Affordability Index for October 2025.

Average families who earned the median income in Los Angeles must now spend a shockingly high percentage of 84.16% of their income on home ownership costs, as discovered in this RealtyHop survey. If true, the average Los Angeles resident would have just over 15% of household income left over to purchase groceries and pay for utilities, automobiles, clothing, home maintenance, and other basic necessities if they were actually able to qualify for a home mortgage with those very high debt-to-income ratios.

2025’s Most Unaffordable Highest Home Price-to-Household Income Ratio

In 2025, the Top 10 most unaffordable cities with the highest home selling price-to-income ratio are as follows:

1. Los Angeles, CA (12.2x),
2. San Jose, CA (11.0x),
3. Long Beach, CA (10.4x),
4. San Francisco (10.0x),
5. New York, NY (10.0x),
6. San Diego, CA (9.6x),
7. Miami, FL (8.5x),
8. Boston, MA (7.7x),
9. Oakland, CA (7.7x)
10. Seattle, WA (7.2x).
Source: Constructive Coverage

Income & Home Price Disconnection

Sadly, household income has not been rising as quickly as home prices over the past several decades, especially in California. This is partly why more family members are co-signing for mortgages to help buyers qualify.

● Median U.S. household income in 1968: $7,700/year

● Median U.S. household income in 2025: $66,000/year

● Median U.S. household income percentage increase between 1968 and 2025: +764%

● Median U.S. home price percentage increase between 1968 and 2025: +1,967%

Sources: Realtor.com, US Census, and SoFi

Increasing Mortgage Purchase Applications

In spite of mortgage application rejection rates hitting new all-time highs at 45.7%, US consumers are filling out mortgage applications at a faster pace. This may be partly due to so many lenders rejecting mortgage applications and borrower prospects may be completing multiple mortgage applications to qualify.

“US mortgage applications surged to the highest level since 2023 last week.

The Mortgage Bankers Association’s index of home-purchase applications jumped 7.6% to 181.6 in the week ended Nov. 21, 2025.”
– Yahoo Finance

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Buyer and Borrower Opportunities

The combination of falling rates and falling prices usually inspires more buyers to start looking at properties to purchase. For those buyer prospects who’ve been struggling to qualify for homes priced near all-time record highs in their region may now be pleasantly surprised to learn that they now can actually buy a home.

It’s never been more important than this season of your life to work with experienced mortgage and real estate licensee professionals who have been through the numerous booms and busts of the real estate seasons over the years or decades.

If you have credit or income issues, then please focus on ways to better improve them sooner rather than later so that you’re more likely to later qualify to buy your dream home or the next investment property for your portfolio.

Since the average buyer and seller age these days are within the 59 to 64 age range, many of these same buyers and sellers also made it through both the dark and doomy real estate investing eras up until they started to see more daylight in the perceived sunnier-like seasons.

Tenacity is what’s needed through each season. Instead of worrying about the coldest and darkest days, just remember that it’s always darkest before dawn because the sun does rise every single day just like you do when you rise up out of bed.

Rick Tobin

Rick Tobin has worked in the real estate, financial, investment, and writing fields for the past 30+ years. He’s held eight (8) different real estate, securities, and mortgage brokerage licenses to date and is a graduate of the University of Southern California. He provides creative residential and commercial mortgage solutions for clients across the nation. He’s also written college textbooks and real estate licensing courses in most states for the two largest real estate publishers in the nation; the oldest real estate school in California; and the first online real estate school in California. Please visit his website at Realloans.com for financing options and his new investment group at So-Cal Real Estate Investors for more details. 

Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit Realty411.com or our Eventbrite landing page, CLICK HERE.

America’s #1 Top Tiny Home Named – ADU Exemplifies Real Estate Ingenuity

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America’s #1 Best ADU of 2025 Showcases Big Impacts in Small Spaces

Tiny Home Authority MaxableSpace.com Names #1 Best Tiny Home of 2025 + Top 10 ADU All-Stars of the Year

Across the country, small is solving big problems. Maxable‘s annual “Best ADU of the Year” just named its Top 10 tiny-home standouts for 2025. These are projects that nail beauty, code, budget, and livability while unlocking multigenerational housing, rental income, and backyard flexibility.

“ADUs aren’t a fad; they’re accelerating,” says Maxable CEO Paul Dashevsky. “New rules, smarter design, and homeowner creativity are redefining what’s possible in a few hundred square feet.”

From a 567-sf Massachusetts cottage built for aging-in-place to a Spanish-style San Diego retreat that mirrors its main home, this year’s finalists prove great design scales down elegantly and pays off. Multiple photos for each are showcased online demonstrating the extreme ingenuity of each build

Here are the 10 best ADUs that have earned their keys in 2025.

#1 Best ADU of 2025:

Ashby ADU, Piedmont, CA

Designer: Tuan Le Design
Builder: Atelier19AD6
Size: 800 sq ft, 2 bed, 1 bath

Built on a steep slope, the project faced challenges with utility coordination, subcontractors, supply chain delays, and neighbor considerations, yet the team navigated every obstacle to deliver a standout result. The unit is fully electric, with a heat pump, water heater, and solar panels, making it efficient and environmentally conscious. Skylights and floor-to-ceiling four-panel sliding glass doors fill the interior with natural light, creating a bright, airy atmosphere. The modern design continues on the exterior with sleek wood paneling that complements the contemporary interior. The result is a stylish, functional ADU that maximizes both the views and the livable space

Other Top 10 Best ADUs of 2025

Chamomile Cottage, Arlington, MA

Modular Design and Build: Backyard ADUs
Size: 567 sq ft, 1 bed, 1 bath

If a cozy cup of tea was an ADU, we think it’d look like this! Designed to bring an aging father closer to his family and young grandchildren, this modular build balances warmth, accessibility, and beautiful design. As one of the first detached ADUs completed under Massachusetts’ new ADU law, it also marks a milestone for backyard living in the state. Built with collaboration between Backyard ADUs and a homeowner with impeccable design taste, the result is both functional and heartfelt. Chevron wood flooring, warm olive walls, and a charming fireplace make the space feel like home from the moment you step inside. Skylights fill the rooms with natural light, while the ADA-compliant bathroom ensures comfort and safety for years to come.

Alora ADU, San Diego, CA

Designer: Ruland Design Group
Builder: Glann Fick, Coastline Construction
Size: 1,000 sq ft, 2 bed, 2 bath duplex

This project is a beautiful example of how ADUs can bring generations together while adding long-term value to a property. The homeowners created not one, but two attached backyard homes. One was designed for an aging mother, and the other for rental income to support the family. Together, the units make space for four generations to stay close while still maintaining privacy and independence. Both ADUs were designed with light, openness, and connection to the outdoors in mind. High ceilings and clerestory windows fill the interiors with natural light, while large sliding glass doors open to private patios for easy indoor-outdoor living. Each space feels modern and welcoming, complete with well-appointed kitchens and roomy islands perfect for family meals or morning coffee. It’s a true example of multigenerational living done right.

Copperline ADU, San Diego, CA

Designer and Builder: SnapADU
Size: 980 sq ft, 2 bed, 2 bath

This Spanish-style ADU in Rancho Santa Fe was designed to blend seamlessly with the community’s strict architectural standards. The homeowner, a roofing contractor, personally installed the boosted tile roof to match the main home, turning HOA requirements into an opportunity to create a timeless retreat. Today, the ADU serves as a private space for family and guests. Every element, from hand-textured stucco to arched porch openings and copper gutters, was carefully chosen to mirror the primary residence. Inside, faux wood ceiling beams add warmth to the great room, while custom shelving and professional-grade appliances enhance the kitchen. Each bedroom features an ensuite bath and walk-in closet, with a back entrance leading to a mudroom and laundry area.

Brick House ADU, Denver, CO

Designer and Builder: ADU4U
Size: 938 sq ft, 1 bed, 1.5 bath

This ADU project breathes new life into an old, historic building, while preserving its authentic character and respecting its roots. Building a modern structure within an 138 year old structure was an innovative solution to achieve this. In historic Curtis Park, Denver’s oldest neighborhood, an 1886 brick carriage house stands as a testament to the passage of time. The building sits inside the boundaries of Denver’s historic Curtis Park, so all exterior design and material selections had to be approved through the city’s Landmark Commission.

ADU4U turned this once-unlivable structure into a cozy, modern home while preserving its historic charm. To bring it up to today’s safety standards, the team strengthened the old brick with a new steel frame and carefully reused original materials throughout the interior. The hayloft door became the powder room door, and the old floor joists were turned into a beautiful kitchen peninsula. Now, this light-filled ADU perfectly balances historic character with modern comfort. It’s truly a shining example of how old buildings can be reimagined for today’s living.

Longview ADU, Washington D.C.

Designer: Ileana Schinder
Builder: J Cabido Designs

This project is a creative transformation of an abandoned garage and storage space into a bright and efficient one-bedroom ADU. By keeping the original structure’s footprint, the design team minimized both construction costs and the visual impact on the surrounding property. Every detail was planned with sustainability in mind. From upgraded insulation to energy-efficient mini splits and an energy recovery ventilator, the ADU meets Washington DC’s strict environmental standards while maintaining year-round comfort. Restoring the building’s existing openings allowed natural light to flood the interior, creating a warm and inviting space that feels much larger than its footprint. The result is a thoughtful blend of preservation, sustainability, and smart design, breathing new life into what was once an overlooked structure.

Sagebrush ADU, Menlo Park, CA

Designer: Inspired ADUs
Builder: Integrum Construction

This ADU is a masterclass in craftsmanship and timeless design. Every detail, from the cedar shake siding to the copper flashings, was carefully chosen to mirror the main home and create a seamless, cohesive look. Instead of competing with the original architecture, it enhances it, feeling like it has always been part of the property. Natural materials play a starring role here. The cedar and copper will continue to age beautifully, adding warmth and character over time. Inside, handmade tile, custom cabinetry, and a cozy loft make the space feel elevated yet inviting. Every inch was designed with intention, balancing function, beauty, and authenticity. This ADU proves that small-scale construction can be both refined and enduring.

Brushstroke ADU, Newcastle, CA

Designer and Builder: A+ Construction ADU Builders
Size: 1,198 sq ft + 800 sq ft deck, 3 bed, 2 baths

The client didn’t want to separate three generations of their family, so they built a second home in their backyard. This ADU allows their parents to live independently with their own routines and art studio, while staying just steps from family dinners, grandkid hugs, and everyday life together. At 1,200 sq. ft., the ADU includes three bedrooms, two bathrooms, and a large open living area. The layout prioritizes comfort, easy movement, and aging-in-place, with wide circulation paths, direct deck access from the primary bedroom, and plenty of natural light. A dedicated art studio with custom cabinetry and large windows supports the grandmother’s creative routine. The best feature? An 800 sq. ft. covered deck and carefully chosen exterior finishes. All of these details make the ADU feel integrated with the main home, creating a thoughtful, functional, and long-term living space for the whole family.

Alcove ADU, Los Angeles, CA

Designer: Homeowner
Builder: Doobek Brothers
Size: 593 sq ft, 1 bed, 1 bath

What started as a retrofit for a carport turned into a fully functional ADU, making smart use of limited space while navigating strict city codes. Because the property sits on a hillside, any addition beyond the existing roofline would have required expensive drainage to the street, so the design works entirely within the original footprint. The interior feels calm and spacious thanks to thoughtful layout, finishes, and furniture. A double wall between the kitchen and bathroom cleverly hides appliances while providing storage for cleaning supplies, making the space feel open and uncluttered. Temperature and sound insulation reduce energy costs for both units, making it highly efficient. Windows were sized to align with the upstairs unit, creating visual harmony. With parking right outside and a potential deck planned for the upper unit, this ADU demonstrates how careful design can turn code restrictions into a livable home.

Elevare ADU, San Diego, CA

Designer: Sergio Perlata
Builder: HM Construction
Size: 479 sq ft, 1 bed, 1 bath

This daring ADU was built on top of the homeowner’s existing house to preserve the garage while creating a luxurious, functional space. What started as a bold idea and labor of love resulted in a retreat that balances comfort, style, and modern California living. The design maximizes natural light, features high-end finishes, and offers seamless indoor-outdoor flow. Privacy for the main house was carefully considered, and practical choices like spa-like micro-cement in the bathroom create a durable, low-maintenance, and rental-friendly space. More than just a guest house, this ADU is a thoughtfully crafted space that inspires relaxation and connection.

Today’s Accessory Dwelling Units aren’t just tiny homes; they’re often big on innovation with many across America offering a masterclass in architectural and interior design ingenuity, space optimization and aesthetics. Some designs are so progressive, they are redefining what’s possible in small-space living, blending creativity with functionality in ways that are as practical as they are stunning.

In the years ahead, the popularity and relevance of ADUs is only set to grow among real estate investment and revenue-oriented homeowners: those who want a convenient and elevated experience for their guests, and others focused on smaller, energy-efficient homes with reduced environmental impact.

These modern ADUs are not just about adding square footage; they’re about enhancing lifestyles, fostering intergenerational living, and creating sustainable housing options for the future.

No Income? You Can Still Claim a Home-Office Deduction

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By Robert P. Russo, CPA PC

Question: My CPA said that if I didn’t have any business income this year, I couldn’t take a home-office deduction. Is that true?

Answer: Absolutely not. Even in a year with no income, claiming your home office deduction can provide valuable tax benefits.

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Why Your Business Loss Still Matters

If your business had no income, it might seem like deductions don’t matter—but that’s incorrect. Whether you:

  • Started a business late in the year, or
  • Had expenses exceeding income

You may have a tax loss that carries forward to future years. Under the 2025 tax law, these losses are called net operating losses (NOLs). Think of NOLs as a tax deduction savings account you can apply to future profitable years.

Bad Advice #1: Don’t File a Return

Skipping your tax return because you had no income is costly:

  • Filing documents to your NOL carryforward, reducing future tax liability.
  • Claiming all deductions, including home-office expenses, maximizes future savings.

Planning Tips for this year:

  1. Always claim your business deductions—even in a loss year.
  2. File your tax return to secure NOLs and carryover deductions.

Bad Advice #2: Skip the Home-Office Deduction

Your home-office deduction has two major benefits, even if you had it this year:

1. Convert Personal Miles to Business Miles

Without a home office, trips from home to clients or offices count as personal commuting—nondeductible.

Example:

  • 22-mile round-trip to a client = personal miles
  • 18-mile round-trip to a co-working office = personal miles

With a home office as your principal place of business, these trips become deductible business miles.

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2. Preserve Your Home-Office Deduction Carryover

Even if you don’t benefit this year, your home-office expenses carry forward under the 2025 law. Failing to claim the deduction now = no future-year benefit.

Tip: To qualify, report your home office as your principal place of business on your Schedule C.

Additional 2025 Tax Benefits

  • NOL Carryforward: Your business loss, including home-office expenses, may create a net operating loss that reduces taxes in future years.
  • Mileage Deduction: Trips from home to clients or second offices are now business miles, increasing deductible expenses.
  • Future Tax Savings: Deductions claimed during a loss year offset future business income.

Key Takeaways

Even without current-year business income, claiming your home-office deduction in 2025 ensures:

  1. Deduction carryover to offset future profits
  2. Business mileage instead of nondeductible commuting
  3. NOL generation to reduce future tax liability

Bottom line: Never skip your home-office deduction or fail to file your return just because your business had no income. Doing so may cost you thousands in future tax savings.

Need guidance? Contact us to maximize your home-office deduction, NOL carryforwards, and other business tax strategies.

MEET ROBERT P. RUSSO, CPA PC

As the founder and principal of Russo CPA, P.C, Bob pleasantly surprises clients (plus the IRS and lawyers) with his proactive, caring, and interested approach. Bob’s authentic passion for both numbers and people is why his accounting firm is sought after by everyone from solopreneurs to CFOs. And it’s what energizes his fast-growing team of top CPAs who follow his lead by providing impeccable service to clients – without the CPA geek speak.

The only thing geeky about Bob is his favorite reading material: the latest tax regulations, codes, and rulings (so he can secure every possible tax advantage for his clients). You might mistake Bob for the charismatic entrepreneur and CFO behind an internet travel startup or a visionary real estate developer. That’s because he held those roles during his 30-year career as an accountant, which began at a high-profile accounting firm. While CPAs aren’t required to have “field” experience, the best ones do. But Bob doesn’t define success by his own achievements, it’s what he achieves for his clients. Because of his entrepreneurial past, Bob relates so well to his clients. In addition to serious tax savings most firms would miss, he empowers his clients with real-world accounting and financial insights to increase business.

Bob is even results-driven outside of work, whether it’s finishing the 2012 NYC Iron Man or volunteering for 12 years as President of a kids’ soccer league. While his bottom-line results are always impressive, what matters to Bob are the people who benefit from them.

When he’s not immersed in accounting, Bob is with his family, cooking up elaborate 18-course meals or globetrotting.

Robert P Russo CPA PC
Certified Public Accountants
231 W. 29th Street (bet 7th & 8th Ave)
Suite 500
New York, NY 10001
O: 212-279-9800
C: 917-207-9278
F:866-396-2310
www.robertprussocpa.com