Lol
https://youtu.be/k5_CS6CCKvA
Effective March 1, 2026, the new FinCEN Residential Real Estate Reporting Rule (31 CFR § 1031.320) requires reporting the "beneficial owner" (true owner) of LLCs, trusts, or partnerships in non-financed (all-cash/private) residential transactions. Owner privacy is reduced, not eliminated; ownership is disclosed directly to FinCEN for law enforcement, not public record.How Ownership Privacy Changes (March 2026):Mandatory Disclosure: If an LLC buys a 1–4 family home, condo, or co-op without a traditional bank mortgage, the LLC must file a Real Estate Report (RER) disclosing the names, dates of birth, addresses, and ID numbers of beneficial owners.Targeted Transactions: The rule applies to cash purchases, hard-money loans, and private financing.Where Your Name Stays Private: While the FinCEN filing is mandatory, the information is not public record. It remains confidential, accessible only to law enforcement for fighting money laundering.No Entity "Shield": You cannot use a "nominee" or nested LLC to hide the ultimate individual controlling the property.Penalties: Willful failure to report can lead to criminal penalties of up to five years in prison and $250,000 in fines.How to Maintain Privacy:Bank Financing: Traditional bank financing exempts you from this specific rule.Professional Reporting: Rely on title agents or professionals handling the closing, as they are now required to handle the reporting.Disclaimer: Real estate regulations are complex, and this is not legal advice. Consult a lawyer for compliance.
Also:
https://youtu.be/-7E9avKuuSc
New FinCEN Rule Every Realtor Needs to Know (Effective March 2026)
https://www.jdsupra.com/legalnews/how-new-fincen-reporting-requirements-9508039/
How New FinCEN Reporting Requirements Will Affect Certain Real Estate Transfers Beginning March 2026
Significant regulatory changes are coming to the real estate industry. Starting March 1, 2026, any LLC, corporation, trust, or similar entity that purchases residential property may be required to disclose detailed ownership information to the federal government.
A newly issued rule from the Financial Crimes Enforcement Network (FinCEN) is designed to increase transparency in real estate transactions by identifying the beneficial owners behind entity purchasers.
What Transactions Are Covered?
The reporting requirement applies to transfers of structures or land intended to be occupied by 1 to 4 families, including condominium units. The reporting requirement applies to transfers to private entities, such as:
Limited liability companies (LLCs)
Corporations
Partnerships
Trusts
The rule does not apply when:
The transfer is financed by an institutional lender with an obligation to maintain an anti-money laundering program and report suspicious behavior
The transferee is an individual
The transferee is a governmental authority
The rule also does not apply to transfers to a bankruptcy estate or a “transfer supervised by a court in the United States.” This language appears to exclude judicial sales, though practitioners should continue monitoring for clarifying guidance.
Who Files the Report?
The obligation to report falls initially on the settlement agent. If there is no settlement agent, the obligation falls on others involved in the transaction, in the following order: the person that prepares the settlement statement, the person that files the deed, the title insurance underwriter, the person that disburses the greatest amount of funds, the person that evaluates title, or the person that prepares the deed. These people may agree in advance which one of them will handle the FinCEN filing.
When is the Report Filed?
The deadline to file the report is within 30 days of closing or by the end of the month following closing, whichever is later.
What Information Must Be Provided?
For any sale where the transferee is a trust or private entity, the reporting person will need to collect detailed information about the transaction, including information on the:
Reporting person
Transferor
Transferee
Beneficial owners of the transferee
Individual who signs the documents on behalf of the transferee
Property
Payments
Information required for individuals includes:
Full legal name
Date of birth
Residential address
Citizenship
SSN or EIN
What FinCEN’s Real Estate Reporting Requirements Mean for You
As the March 1 effective date approaches, real estate professionals should prepare now to integrate these requirements into their transaction workflows.
For many transferees, the reporting requirement will be straightforward. You will be asked for basic information about your purchasing entity, and your settlement agent will handle the filing as part of the closing process.
Some transferees, particularly those with multiple ownership layers or joint venture arrangements, might need additional time before closing to confirm who qualifies as a beneficial owner and to gather the required individual information.
Lastly, if you routinely transfer real estate properties between holding companies or restructure ownership, be aware that each covered transfer might trigger a new FinCEN filing and factor that requirement into your transaction planning.
Owner privacy is reduced, not eliminated; ownership is disclosed directly to FinCEN for law enforcement, not public record.
https://youtu.be/VHrpnzWwV8c
Buying Real Estate with an LLC? This New Rule Affects You (FinCEN 2026)