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<p class="MsoNormal">See:<o:p></o:p></p>
<p class="MsoNormal"><a href="https://www.hca.wa.gov/free-or-low-cost-health-care/i-help-others-apply-and-access-apple-health/life-estates">https://www.hca.wa.gov/free-or-low-cost-health-care/i-help-others-apply-and-access-apple-health/life-estates</a><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Sincerely,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric C. Nelsen<o:p></o:p></p>
<p class="MsoNormal">Sayre Law Offices, PLLC<o:p></o:p></p>
<p class="MsoNormal">1417 31st Ave South<o:p></o:p></p>
<p class="MsoNormal">Seattle WA 98144-3909<o:p></o:p></p>
<p class="MsoNormal">206-625-0092<o:p></o:p></p>
<p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com"><span style="color:#467886">eric@sayrelawoffices.com</span></a><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>David Kincaid<br>
<b>Sent:</b> Thursday, August 13, 2026 1:17 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Cc:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Real Property Transfer Out of Trust<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I believe a life estate is worth a percentage of the property's total value and counts toward the individual's asset limit. This may make Medicaid eligibility difficult. <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">On Thu, Aug 13, 2026 at 1:05<span style="font-family:"Arial",sans-serif"> </span>PM Nick Pleasants <<a href="mailto:npleasants@ohswlaw.com">npleasants@ohswlaw.com</a>> wrote:<o:p></o:p></p>
<blockquote style="border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-right:0in">
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Mark,<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">The trick that I have seen before is a grantor-retained life estate. See, e.g.,
<a href="http://archives.cpajournal.com/2001/0700/dept/d076301.htm" target="_blank">
http://archives.cpajournal.com/2001/0700/dept/d076301.htm</a><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Not sure how retaining a life estate will affect Medicaid.<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">This is not intended to be tax advice to anyone. Consult your own CPA.<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Best,
<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Nick<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><b><span style="color:black">Nicholas Pleasants | Shareholder</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><span style="font-size:11.0pt;color:#70AD47"><img border="0" width="223" height="95" style="width:2.3229in;height:.9895in" id="m_9123337836945518046Picture_x0020_1" src="cid:image001.jpg@01DD2B2A.4D3E1D00" alt="OseranHahnAttyatLaw 8"></span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><span style="font-size:11.0pt;color:black">11225 SE 6<sup>th</sup> Street | Suite 100 | Bellevue, WA 98004<br>
Main: (425) 455-3900 | Fax: (425) 455-9201 | E-mail: </span><u><span style="font-size:11.0pt;color:#0563C1"><a href="mailto:npleasants@ohswlaw.com" target="_blank"><span style="color:#0563C1">npleasants@ohswlaw.com</span></a></span></u><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#1F497D">CONFIDENTIALITY NOTE: This e-mail message contains information belonging to the law firm of Oseran Hahn, P.S., which may be privileged, confidential
and/or protected from disclosure. The information is intended only for the use of the individual or entity named above. If you think that you have received this message in error, please e-mail the sender. If you are not the intended recipient, any dissemination,
distribution or copying is strictly prohibited.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<div style="border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentcolor currentcolor">
<p class="MsoNormal" style="mso-margin-top-alt:auto"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Mark Anderson<br>
<b>Sent:</b> Tuesday, August 11, 2026 2:53 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>>; WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com" target="_blank">wsbapt@lists.wsbarppt.com</a>><br>
<b>Subject:</b> [WSBARP] Real Property Transfer Out of Trust</span><o:p></o:p></p>
</div>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060">Dear Mates:</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060">PC wants to transfer real property out of her revocable trust to one of the contingent beneficiaries so that PC can qualify for Medicaid. [The transfer
would be exempt from the look back period under WAC 182-513-1363(4)(d)(iv)].</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060">If the transfer is characterized as a gift, I understand there would be no step up in basis for the purpose of capital gains tax. PC has owned the property
since the beginning of time, so the capital gains impact would be great.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060">Are there any other options for structuring or characterizing this transaction that would result in a step up in basis for the beneficiary?</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060">Thanks in advance.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="color:#002060">Mark B. Anderson<br>
</span></b><span style="color:#002060">ANDERSON LAW FIRM PLLC<br>
821 Dock Street, Suite 209, PMB 4-12<br>
Tacoma, Washington 98402<br>
+1 253-327-1750<br>
+1 253-327-1751 (fax)<br>
<a href="mailto:marka@mbaesq.com" target="_blank"><span style="color:#002060">marka@mbaesq.com</span></a><br>
<a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.mbaesq.com_&d=DwMFAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=-GmOVePHrMxpHDsqhlpu0IV7jy1tkCWDKAKJmc3TDcg&m=Rquct2LHzjrT3YOetLl_BJiNNSlGfFrXstlA4HM-LA-093pltiWt8MlvOY6N521x&s=RC4PM4Uc2Jyzm7bSWA7d6dS5HolpoFinu2bQZy_DdbI&e=" target="_blank"><span style="color:#002060">www.mbaesq.com</span></a></span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;margin-bottom:12.0pt"><b><span style="font-family:"Arial Narrow",sans-serif;color:#002060">CONFIDENTIALITY NOTICE<br>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
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</blockquote>
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<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span class="gmailsignatureprefix">-- </span><o:p></o:p></p>
<p class="MsoNormal">Best,<o:p></o:p></p>
<p class="MsoNormal">David Kincaid<o:p></o:p></p>
<p class="MsoNormal">Kincaid Law PLLC <o:p></o:p></p>
<p class="MsoNormal">(360) 914-9204 <o:p></o:p></p>
<p class="MsoNormal"><a href="http://www.davidkincaidlaw.com" target="_blank">www.davidkincaidlaw.com</a><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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