Individual and Corporate Trustees

What is a Qualified Personal Residence Trust

A Qualified Personal Residence Trust (QPRT) is an estate planning tool that allows homeowners to transfer their residence to a trust while retaining the right to live in it for a specified term. At the end of this term, the property passes to the beneficiaries, usually the homeowner’s children, at a reduced tax cost. 

This reduction is possible because the gift’s value is less than the home’s market value, considering the retained right to live there. QPRTs are effective for reducing estate taxes and transferring property to heirs while the grantor is still alive.

Pro’s and Con’s

Pros of a Qualified Personal Residence Trust (QPRT)

  1. Estate Tax Reduction: Transferring property to a QPRT can significantly reduce estate taxes since the property is valued at a discounted rate for tax purposes.

  2. Retained Living Rights: The grantor can continue living in the property for a specified term, ensuring no immediate need to relocate.

  3. Asset Transfer at Lower Cost: Beneficiaries eventually receive the property at a potentially lower tax cost compared to direct inheritance.

  4. Asset Protection: Once in the trust, the property is somewhat protected from creditors and legal judgments against the grantor.

  5. Gift Tax Benefit: The value of the gift to the trust is frozen at the time of transfer, which can be beneficial if the property appreciates in value.

Cons of a Qualified Personal Residence Trust

  1. Irrevocability: QPRTs are irrevocable, meaning once established, the terms are difficult or impossible to change.

  2. Longevity Risk: If the grantor dies before the term of the trust ends, the property might be included in the estate, negating the tax benefits.

  3. Loss of Property Control: After the term expires, the grantor must vacate the property or pay rent to the beneficiaries, losing ownership control.

  4. Complexity and Costs: Setting up and maintaining a QPRT can be complex and may incur legal and administrative costs.

  5. Limited Flexibility: The trust is specifically for personal residences, so it cannot be used for other types of assets.

Is a Qualified Personal Residence Trust right for me?

Deciding whether a Qualified Personal Residence Trust (QPRT) is right for you involves several considerations:

  1. Estate Size and Tax Implications: If your estate significantly exceeds the federal estate tax exemption, a QPRT can offer substantial tax benefits.

  2. Desire to Keep the Residence in the Family: A QPRT is ideal if you wish to pass your home to your heirs while minimizing estate taxes.

  3. Life Expectancy: It’s beneficial if you are likely to outlive the term of the QPRT, as the tax benefits are lost if you don’t.

  4. Willingness to Relinquish Ownership: Post the trust term, you must be prepared to either leave the home or pay rent to the trust beneficiaries.

  5. Financial Stability: You should be financially secure enough to handle potential rent payments or relocation after the trust term expires.

  6. Property Value Expectations: If you expect your property to appreciate significantly, a QPRT can lock in a lower value for estate tax purposes.

  7. Comfort with Irrevocability: Be comfortable with the irrevocable nature of the trust and the inability to alter its terms once established.


What is a Qualified Personal Residence Trust (QPRT)?
A QPRT is a trust that allows homeowners to transfer their residence to their heirs while retaining the right to live in it for a set period.

How does a QPRT reduce estate taxes?
By transferring a home at a discounted value due to the retained living right, a QPRT can significantly lower estate taxes.

Can I live in my home after establishing a QPRT?
Yes, you can live in your home for a predetermined period after setting up a QPRT.

What happens to the residence after the QPRT term ends?
The property passes to the beneficiaries, and the grantor may continue living there by paying rent.

Is a QPRT irrevocable?
Yes, once established, a QPRT is generally irrevocable.

Who should consider a QPRT?
Individuals with high-value estates looking to reduce estate taxes and transfer property to heirs should consider a QPRT.

Can I transfer any property into a QPRT?
A QPRT is specifically designed for personal residences, including primary homes and vacation properties.

What if I die before the QPRT term ends?
If the grantor dies before the term ends, the home’s value may be included in the estate.

Are there any risks associated with a QPRT?
The main risk is the grantor’s premature death, potentially negating tax benefits.

How do I set up a QPRT?
Setting up a QPRT requires legal assistance to ensure compliance with estate and tax laws.