Instructions for Form 1099-S - Proceeds From Real Estate Transactions

Sep 19, 2026

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Instructions explain how to complete and file Form 1099-S, Proceeds From Real Estate Transactions, for reporting reportable real estate sales or exchanges. Coverage includes what transactions qualify, definitions of reportable real estate and ownership interests, treatment of sale or exchange events for tax purposes, and specific categories such as improved/unimproved land, permanent structures, condominium units, cooperative stock, and standing timber. It also lists exceptions, reminds filers to use current General Instructions for Certain Information Returns, and provides e-filing updates for tax year 2025.

LanguageEnglish

CategoryForms

FormatPDF

Pages4

Reading Time2 min

AccessFree to download

Reminders

E-filing returns

Information Reporting Intake System (IRIS)

Continuous-use revision

Online PDF fillable copy

Specific Instructions

File Form 1099-S

Reportable Real Estate

Sale or exchange

Ownership interest

Involuntary conversion

Timber

Exceptions

Instructions for Form 1099-S (Rev. April 2025) Proceeds From Real Estate Transactions Section references are to the Internal Revenue Code unless otherwise noted. Future Developments For the latest information about developments related to Form 1099-S and its instructions, such as legislation enacted after they were published, [go to](go to IRS.gov/Form1099S)[ ](go to IRS.gov/Form1099S)[IRS.gov/Form1099S](go to IRS.gov/Form1099S). You can get the general instructions at [IRS.gov/](IRS.gov/)[ ](IRS.gov/) [1099GeneralInstructions](1099GeneralInstructions or go to IRS.gov/Form1099S)[ or go to](1099GeneralInstructions or go to IRS.gov/Form1099S)[ ](1099GeneralInstructions or go to IRS.gov/Form1099S)[IRS.gov/Form1099S](1099GeneralInstructions or go to IRS.gov/Form1099S). Reminders In addition to these specific instructions, you should also use the current General Instructions for Certain Information Returns. Those general instructions include information about the following topics. • Who must file. • When and where to file. • Electronic reporting. • Corrected and void returns. • Statements to recipients. • Taxpayer identification numbers (TINs) . • Backup withholding. • Penalties. • Other general topics. E-filing returns The Taxpayer First Act of 2019 authorized the Department of the Treasury and the IRS to issue regulations that reduce the 250-return e-file threshold. T.D. 9972, published February 23, 2023, lowered the e-file threshold to 10 (calculated by aggregating all information returns), effective for information returns required to be filed on or after January 1, [2024. Go to](2024. Go to IRS.gov/)[ ](2024. Go to IRS.gov/)[IRS.gov/](2024. Go to IRS.gov/)[ ](2024. Go to IRS.gov/)[InfoReturn](InfoReturn for e-file options.)[ for e-file options.](InfoReturn for e-file options.) Information Reporting Intake System (IRIS). The IRS has developed IRIS, an online portal for e-filing information returns. Go to [IRS.gov/IRIS](IRS.gov/IRIS for more information)[ for more information](IRS.gov/IRIS for more information). Continuous-use revision. Use these instructions for tax year 2025 and subsequent years until a superseding revision is issued. Online PDF fillable copy. To ease statement furnishing requirements, Copy B has been made fillable online in a PDF format available at [IRS.gov/Form1099S](IRS.gov/Form1099S. You may fill out Copy B online and)[. You may fill out Copy B online and](IRS.gov/Form1099S. You may fill out Copy B online and)[ ](IRS.gov/Form1099S. You may fill out Copy B online and)[send it to the recipients.](send it to the recipients.) Specific Instructions File Form 1099-S, Proceeds From Real Estate Transactions, to report the sale or exchange of real estate. Reportable Real Estate Generally, you are required to report a transaction that consists in whole or in part of the sale or exchange for money, indebtedness, property, or services of any present or future ownership interest in any of the following. 1. Improved or unimproved land, including air space. 2. Inherently permanent structures, including any residential, commercial, or industrial building. 3. A condominium unit and its appurtenant fixtures and common elements, including land. 4. Stock in a cooperative housing corporation (as defined in section 216) . 5. Any non-contingent interest in standing timber. Sale or exchange. A sale or exchange includes any transaction properly treated as a sale or exchange for federal income tax purposes, even if the transaction is not currently taxable. For example, a sale of a main home may be a reportable sale eventhough the transferor may be entitled to exclude the gain under section 121. But see Exceptions, later. Also, a transfer to a corporation that qualifies for nonrecognition of gain under section 351 is a reportable exchange. In addition, a transfer under a land contract is reportable in the year in which the parties enter into the contract. Ownership int

FAQs

Who uses Form 1099-S and what does it report?

Form 1099-S is filed to report the sale or exchange of real estate. It reports transactions that meet the form’s reportable real estate rules.

What kinds of real estate transactions are generally reportable?

Reportable transactions include sales or exchanges for money, indebtedness, property, or services involving specific ownership interests in land, permanent structures, condominium units and fixtures, cooperative housing stock, and non-contingent interests in standing timber.

Are any transactions excluded from reporting on Form 1099-S?

Yes. The instructions list transactions that are not reportable, though filers may choose to report them, and they describe exception rules such as qualified residence sales within specified gain exclusion limits.

Sep 19, 2026

Upload by Mason