随着越来越多的中国公司和个人投资者开始关注美国房地产投资事宜，我们籍此将外国公司或外籍个人投资美国房地产时应考虑的主要税务事项简介如下，供阁下参考。
免责申明
本文不旨在或不得被用于（1）规避可能对纳税人施以的处罚，或（2）向第三方营销或建议。本文内容只供一般参考，并且涉及的相关法规可能会有变化。阁下应就有关信息的具体适用咨询税务顾问的专业意见。
本文涉及的美国公司所得税及个人所得税税率适用2009纳税年度。
联邦所得税概述 – 非房地产
外国公司纳税
外国公司投资者如果通过代表处、分公司或合伙企业运营其在美国的贸易或业务，通常要就两类收入在美国缴纳所得税：
某些来源于美国但不与在美国开展的贸易或业务切实相关的“固定或可确定的年度或定期收入”（”fixed， determinable， annual or periodical income” – FDAP） – 通常按30%的固定税率或较低的税收协定税率征收预提所得税，不允许扣除任何费用；
与在美国开展的贸易或业务切实相关的收入 – 可能要在两个层面上征税：（1）对经营取得的净收入征收最高累进税率为35%的常规所得税；（2）对因征收分公司利润税而视同分配给外国公司的股息征收30%的预提所得税。
通常，美国不对外国公司投资者的资本收益（包括销售美国公司股票所获的收益）征税，除非此类收益与在美国开展的贸易或业务切实相关。但对某些美国房地产和美国房地产控股公司的处置适用特殊的规则。
如果外国公司投资者选择通过美国国内公司在美国进行投资，该美国国内公司的征税基础是其在世界范围内的收入。
外国个人纳税
属于美国居民纳税人的外国公民向美国政府纳税的方式与美国公民相同，即以其全球收入在美国缴纳所得税。在计算应纳税所得额时，美国居民纳税人可享有与美国公民相同的扣除和个人免税额。
美国居民纳税人是指合法的永久居民或符合实际居留标准的个人。合法的永久居民是指已获得在美国永久居住权的个人，通常称为“绿卡”。符合实际居留标准的个人是指在当前日历年度在美国居住至少31天以及在当前和过去两年在美国居住至少183天的个人，计算方法是：
当年实际居住的所有天数
上一年 居住天数的三分之一
再上一年居住天数的六分之一
总和至少183天
美国非居民纳税人通常只需就其来源于美国的收入在美国纳税，但有某些例外情况。非居民的应纳税收入一般分为两类，每一类需单独征税：
投资以及其他与美国贸易或业务无关的“固定或可确定的年度或定期收入”（FDAP）–通常按30%的固定税率 或较低的税收协定税率征收预提所得税，不允许扣除任何费用；
与美国贸易或业务有关的收入，包括就业收入。该收入减去扣除额后，按照适用于美国公民和居民的常规分级所得税率征税，最高累进税率为35%。
除特别规定外，美国非居民纳税人通常不必为销售或交换其在美国的资产而产生的资本收益缴纳美国税，只要这些收益既不来源于美国房地产也与美国贸易或业务无关。
FIRPTA – 对美国房地产处置的收益征税
《1980年外国投资房地产税法案》（FIRPTA）将外国投资者从对美国房地产的处置和对美国房地产的投资所获的收入或收益（或亏损）视作与在美国开展贸易或业务切实相关的损益，因此将按照常规所得税税率征税。美国房地产收益通常包括通过美国境内的房地产获得的任何受益，或从目前或曾经是美国房地产控股公司的美国公司获得的任何收益（并非单独作为债权人）。房地产收益包括从美国房地产（例如土地及改良、矿山、水源、自然矿藏以及与房地产相关的个人财产）中获得的收益。美国房地产控股公司是指持有美国房地产产权，且产权的市场公允价值至少达到其总资产的市场公允价值（包括美国境内和境外的房地产产权以及在贸易或业务中使用或持有的其他资产）50%的公司。
美国房地产权受让人（买方）通常需要减去和预扣（遵从特殊的预扣规定）数额相当于外国出让人（卖方）处置资产交易金额10%的税款，并缴纳给美国国内收入局（IRS）。外国投资者可与IRS达成预先协议，降低预扣税额。由买方代缴的预扣税不是最终的纳税额。如果预扣税超出了最高纳税额，可以申请退税。
此外，美国非居民纳税个人可以选择将来源于美国房地产的FDAP收入（例如租金收入）视为与其在美国投资有关的收入，即使他们没有从事其他美国贸易或业务。该选择允许美国非居民纳税个人以其房地产收入净额按适用于美国公民和居民的常规分级所得税率纳税，而不是对收入总额按30%的固定税率征收。如前所述，如果外国个人在一个纳税年度内在美国境内停留超过183天，在通常情况下，即被视作美国居民纳税人，从而就其全球收入在美国纳税（包括处置房地产所获的净收益）。
财产税概述
美国联邦政府不对房地产征收财产税。但是，州和地方政府通常每年要按房地产的估定价值（不必是市场公允价值）征收财产税，并且税率各不相同。比如，美国加州征收财产税的综合税率在房地产估定价值的1%至1.6%之间。
综上所述，中国投资者在投资美国房地产时，应考虑有关的美国税负影响，同时应结合中国有关境外投资收益的税务处理综合考量，以制定有效的公司投资架构和公司及个人投资计划。
如有疑问，请联系美国KPMG会计师事务所的税务/华人专业人士：
Steven Xiong， Senior ManagerAmy Zhou， Senior Associate
bxiong@kpmg.comlanzhou@kpmg.com
Sou K. Ho， PartnerStephen Bates， Principal
souho@kpmg.comsrabates@kpmg.com
Guy Bracuti， PrincipalZachary Perryman， Senior Manager
gbracuti@kpmg.comzperryman@kpmg.com
Major U.S. Tax Considerations for Foreign Investments in U.S. Real Estate
With more and more Chinese corporate and individual investors showing interests in investing in U.S. real estate， we would like to take this opportunity to briefly introduce the major tax considerations foreign companies and individuals need to consider when investing in U.S. real estate.
Disclaimer
Any tax advice in this communication is not intended or written by KPMG to be used， and cannot be used， by a client or any other person or entity for the purpose of (i) avoiding penalties that may be imposed on any taxpayer， or (ii) promoting， marketing or recommending to another party any matters addressed herein.The information contained herein is of a general nature and based on authorities that are subject to change.Applicability of the information to specific situations should be determined through consultation with your tax adviser.
The U.S. federal corporate and/or individual income tax rates used in this article are based on the tax year 2009 rates.
Summary of Federal Income Tax – Non–Real Estate
Taxation of Foreign Corporations
If a foreign corporate investor engages in a trade or business in the United States through a representative office， branch， or partnership， the foreign corporate investor generally is subject to U.S. income tax on two types of income:
Certain U.S. source “fixed， determinable， annual or periodical income” (FDAP) that is not effectively connected with a U.S. trade or business—usually subject to a 30 percent withholding tax， unless reduced by a tax treaty， with no deductions allowed
Income that is effectively connected with a U.S. trade or business—generally may be subject to two levels of tax: (1) a regular income tax at graduated tax rates with the highest marginal rate of 35 percent on net income earned and (2) a 30 percent branch profits tax on the U.S. deemed repatriated business profits of its U.S. trade or business.
Generally， foreign corporate investors are not subject to tax in the United States on capital gains， including gains from the sale of stock of U.S. domestic corporations， unless such gains are effectively connected with a U.S. trade or business.Special rules apply with respect to dispositions of certain U.S. real property and certain U.S. real property holding companies.
If a foreign corporate investor invests in a U.S. domestic corporation， the domestic corporation is subject to U.S. tax on its worldwide income.
Taxation of Foreign Individuals
A foreign citizen who is a U.S. resident for U.S. tax purposes is taxed by the United States in the same manner as a U.S. citizen， meaning his/her worldwide income will be subject to U.S. income tax.When computing taxable income， a U.S. resident is entitled to claim deductions and personal exemptions that are available to a U.S. citizen.
A U.S. resident is an individual who is a lawful permanent resident or who meets the substantial presence test.A lawful permanent resident is an individual who has been granted the right to reside permanently in the United States， generally known as a “green card.”An individual who meets the substantial presence test is a person who has been in the United States for at least 31 days in the current calendar year and 183 days during the current and two preceding years， computed as follows:
Current calendar yearAll days of physical presence
The first preceding year One-third of the days (1/3)
The second preceding year One-sixth of the days (1/6)
TotalAt least 183 days
A nonresident is generally subject to U.S. tax only on income from U.S. sources with certain exceptions.This income is divided into two categories， each of which is taxed separately:
Investment and other FDAP income that is not effectively connected with a U.S. trade or business—usually subject to a 30 percent withholding tax， unless reduced by a tax treaty， with no deductions allowed
Income that is effectively connected with a U.S. trade or business， including employment income.This income， less allowable deductions， is taxed at the regular graduated income tax rates that apply to U.S. citizens and residents.The highest marginal tax rate is 35 percent.
Subject to limited exceptions， a nonresident individual generally does not have to pay taxes on capital gains arising from the sale or exchange of assets， provided those gains are neither from U.S. real property interest nor otherwise effectively connected with a U.S. trade or business.
FIRPTA – Dispositions of U.S. Real Property Interests
The Foreign Investment in Real Property Tax Act of 1980 (FIRPTA) treats a foreign investor’s income or gain (or loss) from the disposition of U.S. real property and certain investments in U.S. real property as if such gain or loss were effectively connected with a U.S. trade or business and taxed at regular income tax rates.A U.S. real property interest generally includes any interest in real property located in the United States and any interest (other than solely as a creditor) in a domestic corporation that is or was a U.S. real property holding company.An interest in real property includes direct interests in U.S. real property， including land and improvements， mines， wells， natural deposits， and personal property associated with real property.A U.S. real property holding company is a corporation that holds U.S. real property interests with a fair market value of at least 50 percent of the sum of the fair market value of its U.S. real property interests plus its interests in real property located outside the United States and its other assets that are used or held for use in a trade or business.
The transferee (buyer) of any U.S. real property interest generally is required to deduct and withhold (under special withholding rules) a tax equal to 10 percent of the amount realized by the foreign transferor (seller) upon disposition of the property and remit it to the Internal Revenue Service (IRS).The foreign investor may enter into a prior agreement with the IRS to reduce the amount of withholding tax.The withholding tax collected by the buyer is not the final tax liability.A refund may be claimed if the withholding tax exceeds the maximum tax liability.
Additionally， nonresidents may elect to treat certain FDAP income derived from real property (such as rental income) as effectively connected even though they are not otherwise engaged in a U.S. trade or business.This election allows nonresidents to be taxed on a net basis (real property income) at the regular graduated income tax rates that apply to U.S. citizens and residents， rather than be subject to a 30 percent withholding tax on the gross amount.As stated above， a foreign individual present in the United States in a tax year for more than 183 days generally is treated as a U.S. resident for U.S. tax purposes， and thus， is subject to U.S. tax on worldwide income (including gains derived from dispositions of U.S. real property).
Summary of Property Tax
The U.S. federal government does not impose property tax on real property.State and local governments usually assess property tax based on the value (not necessarily the fair market value) of the property on a prescribed assessment date each year.The property tax rate varies among states and local governments.For example， in California， the combined property tax rate ranges from 1 percent to 1.6 percent of the assessed value of the real property.
In summary， when Chinese investors invest in U.S. real estate， both the U.S. tax impact and the China tax implications with respect to investing overseas need to be considered to plan for an effective corporate investment holding structure and corporate and/or individual investment plans.
Should you have any question， please contact Tax/Chinese practice professionals at KPMG LLP:
Steven Xiong， Senior ManagerAmy Zhou， Senior Associate
bxiong@kpmg.comlanzhou@kpmg.com
Sou K. Ho， PartnerStephen Bates， Principal
souho@kpmg.comsrabates@kpmg.com
Guy Bracuti， PrincipalZachary Perryman， Senior Manager
gbracuti@kpmg.comzperryman@kpmg.com
