A practical Schedule C review
Realtor Expense Deduction Checklist
Review common expenses for an independent real estate business, grouped by the kind of work they support. Select the items you use, add your estimated annual amount, and take a cleaner list to your tax professional.
Select your business expenses
Check an item when it applies, then enter your estimated annual amount. The total is a planning aid—not a tax return calculation.
What to review before tax time
Review this list monthly instead of waiting for a frantic January search through email and bank statements. For each selected category, reconcile the total to a source document and note whether the cost was paid personally, by a business card, or through a brokerage. Consistent categories make it easier to spot missing receipts, duplicate entries, and spending that needs a business-use allocation.
Advertising, commissions, and dues
Marketing often includes photography, floor plans, signs, mailers, websites, sponsored listings, and digital campaigns. Separate personal promotion from business advertising. Referral and commission-related payments should have supporting agreements and payment records. MLS subscriptions, association dues, license renewals, and lockbox access may belong in a dues or licensing area depending on your filing setup.
Insurance, professional services, office, rent, and repairs
Errors and omissions coverage, general business insurance, tax preparation, bookkeeping, legal review, transaction coordination, desk fees, coworking, and ordinary office repairs are common review points. Keep personal and business portions separate. Furniture, equipment, and improvements can have different treatment from routine supplies or repairs, so do not assume every larger purchase is immediately deductible.
Supplies, taxes, licenses, travel, and meals
Paper, postage, signs, toner, and small operating supplies are easy to lose in a busy week. Business travel should show the destination and purpose; commuting and personal trips are not business travel. Business meals are commonly subject to a 50% limitation, require a business connection, and should identify who attended and what was discussed. Parking and tolls may be tracked separately from mileage.
Vehicle, mileage, education, and software
Choose the applicable vehicle method with professional guidance and keep a timely mileage log showing date, destination, purpose, and miles. Do not mix the standard mileage method with costs that belong to another method. License-related education, conferences, books, CRM subscriptions, e-signature services, cloud storage, and transaction software should have a clear relationship to maintaining or improving your current trade.
Home office caution and substantiation
A home office deduction has specific regular-and-exclusive-use and principal-place-of-business tests, with exceptions and calculation choices. A desk used for both personal and business activity does not automatically qualify. Keep receipts, invoices, bank or card evidence, mileage logs, contracts, and notes together. Your preparer can tell you what to retain and how long based on your circumstances.
Red flags worth asking about
- Round-dollar estimates with no receipts or explanation.
- Personal clothing, commuting, entertainment, or mixed-use purchases recorded as 100% business.
- Large equipment, vehicle, or home improvements treated like ordinary supplies without review.
- Client meals, gifts, and travel without names, dates, purpose, or applicable limits.
- Expenses paid personally but never documented or reimbursed consistently.
Questions agents ask
Checklist FAQs
Are all realtor expenses deductible?
No. An expense generally must be ordinary, necessary, and connected to your business. Some categories have limits, allocation rules, or special treatment.
What records should I keep?
Keep dated receipts or invoices, payment evidence, mileage logs, contracts, and a short business-purpose note. Ask your tax professional about retention periods.
Can I deduct a home office?
Possibly, when a space meets regular and exclusive use requirements and other tests. Get advice before claiming it.
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