Property held by a living trust will be entitled to the stepped-up basis of market value on the date of death of the person who created the trust.
The person who creates a living trust is called the settlor.
To determine the stepped-up basis of the property held by a living trust, a professional real estate appraiser should document the value of the property of the date the settlor(s) passed away.
Being able to use the stepped-up basis on the death of the settlor for property held in a living trust is a good thing. This is because when you inherit property, you want to have its value be calculated on the date the person passed away, not when the person first acquired the property.
For example, the settlors John and Jane Smith (remember this is the a legal term for the persons who created the living trust for the property) first purchased their home in California in 1977 for $60,000. When they both died twenty-five years later, their home was now worth $460,000.
Let's say you sold this property a year later for $500,000. Entirely possible in today's real estate market.
Do you pay capital gain taxes on the difference of $500,000 minus $60,000 or $500,000 minus $460,000? If you inherited this property through a living trust or through other means (say probate), you would use the stepped-up basis to determine taxes owed, if any. Thus, inheriting property through a living trust means that you would have to pay taxes, if any, on $40,000 if there was not an exclusion otherwise.
A common exclusion that may apply is if the inherited home was your primary residence.
As an aside, if you obtained ownership of this property before someone died -- say, your Mother put you on title a year before she passed away, you would have to pay taxes on her original basis of her purchase price minus your sale price. In other words, $500,000 minus $60,000 making the amount subject to taxes to $440,000. Ouch.