US Interest Expense Tax Benefit Guide
Understand complex tax rules and find savings strategies with this interactive simulator.
Mortgage Interest Deduction Simulator
Calculate your mortgage interest deduction, one of the biggest tax benefits for homeowners. See how the debt limits and rules for Home Equity Loans (HELOCs) changed by the Tax Cuts and Jobs Act (TCJA) of 2017 apply to you.
Calculation Results
Deductible Debt Limit:
Deductible Interest:
What about Home Equity Debt (HELOC) Interest?
For 2018-2025, the deduction for home equity interest is suspended.
However, there's a critical exception.
If the loan proceeds were used to 'buy, build, or substantially improve' the home, the interest is still considered 'home acquisition debt' and is deductible. In this case, it must be included within the total debt limit ($750,000/$1,000,000). In other words, the actual use of the funds is what matters, not the name of the loan.
'Points' Deduction Rules
'Points' are prepaid interest and generally must be deducted over the life of the loan.
However, if the loan is for 'buying' or 'building' your main home, you may be able to deduct the full amount in the year you paid them, if certain conditions are met.
- Points for refinancing or for a second home are generally not immediately deductible.
- Points paid by the seller can still be deducted by the buyer.
Investment Interest Expense Deduction Simulator
Interest on money you borrow to make investments (like a margin loan) is deductible only up to your 'Net Investment Income (NII)'. This simulator helps you calculate your NII limit and analyze the trade-offs of the 'strategic election' to include long-term capital gains in your NII.
Analysis Results
Deductible Interest This Year
Interest Carried Over to Next Year
Net Tax Effect
Interest Tracing Wizard
A core principle of US tax law is that the character of interest is determined by how the loan proceeds are used. Regardless of what secures the loan, what you spend the money on determines if the interest is deductible. Use this simulator to see how to allocate loan proceeds.
Mortgage Interest
Used for home improvement.
Deductible on Schedule A.
Investment Interest
Used to buy investment assets.
Deductible up to NII limit.
Personal Interest
Used for personal consumption.
Not deductible.
Business Interest
Used for business activities.
Deductible as a business expense.
Special Taxpayer Profiles
Interest deduction rules can apply differently depending on your residency status. Review the key rules for citizens living abroad and non-resident aliens.
US Citizens/Residents Living Abroad
You are taxed on your worldwide income and are generally entitled to the same deductions as a resident in the US.
Caution: When taking the Foreign Earned Income Exclusion (FEIE)
If you exclude foreign earned income using Form 2555, you may not deduct itemized deductions like mortgage interest or state and local taxes that are allocable to the excluded income. You must carefully compare the benefits of the FEIE versus the Foreign Tax Credit (FTC).
Non-Resident Aliens (NRA)
Interest expense deductions for NRAs are very limited and are only possible if the interest is directly related to generating 'Effectively Connected Income (ECI)' with a US trade or business.
- US Rental Property: If it generates ECI, the mortgage interest is deductible as a rental expense.
- Personal Residence: Mortgage interest is not deductible as it's not connected to ECI.
- Investment Interest: Deductible only in the rare case that the investment generates ECI.
- NRAs cannot take the standard deduction and must itemize any allowed deductions on Form 1040-NR.