PDF document

- 1 -

West Virginia
RetuRN of iNcome tax WithholdiNg foR State Tax
WV/NRSR Department
Rev. 09-12 NoNReSideNt Sale of Real pRopeRty

1. Property account ID Number: 2. Date of transfer

Address and Description
MM DD YYYY
3. Check if the transferor/seller is reporting gain
under the installment method.

4. Transferor/Seller’s Identification number CheCk one 5. Spouse’s SSN Number 7. Transferor/Seller is:
SSn a. Individual
FeIn
b. Corporation
ITIn
c. Trust or Estate
6. Transferor/Seller’s name (Enter only one name, unless husband and wife are filing a joint return. If more d. Business Trust
than one transferor/seller, use separate forms for each.)
e. Partnership

Street Address including City, State and Zip Code f. S Corporation
g. Limited Liability Company
h. Limited Liability Partnership

8. Computation of total payment and tax to be withheld (see instructions)
a. Total sales price paid to transferor.................................................................................. a ●

b. Less selling expenses..................................................................................................... b ●

c. Less debts secured by mortgages or other liens on the property................................... c ●

d. Net proceeds................................................................................................................... d ●

e. Total payments (net proceeds paid to transferor)............................................................ e ●

f. Transferor/seller’s ownership percentage........................................................................ f %

g. Transferor/seller’s share of total payment (multiply line e by line f)................................ g ●
h. Enter applicable rate:
1) 2.5% of total payments, or
2) 6.5% of estimated capital gain $__________________........................................ h %
i. WV Income Tax withheld (multiply line g or amount of estimated capital gain by line h)
(If partial exemption granted, enter amount stated on Form WV/NRCE)........................... i ●
Under the penalties of perjury, I declare that I have examined this return and to the best of my knowledge and belief, it is true, correct and complete.
If prepared by a person other than the transferor/seller, the declaration is based on all information to which the preparer has any knowledge.

Signature Date

Make check or Money order payable to and Mail to:
West Virginia state tax departMent
tax account adMinistration diVision
po box 784
charleston, WV 25323-0784

copy a – File With the West Virginia state tax departMent
*b56040801a*

- 2 -

Enlarge image

WV/NRSR
InstructIons for return of Income tax wIthholdIng
for nonresIdent sale of real property

There are three copies of From WV/NRSR SpecIfIc INStRuctIoNS foR
GeNeRal INStRuctIoNS completING the foRm:
Purpose of form: lIne 1 enter the street address for the property as listed with the
county assessor. If the property does not have a street address,
This form is designed to assure the regular and timely collection provide such descriptive information as is used by the county
of wV income tax due from nonresident sellers of real property assessor to identify the property. also include the property
located within the state. This form is used to determine the amount account Id number for the parcel being transferred. If the property
of income tax withholding due on the sale of property and provide is made up of more than one parcel and has more than one account
for its collection at the time of the sale or transfer. number, include all applicable account numbers.
Who must file: lINe 2 enter the date of transfer. The date of transfer is the effective
If the transferor/seller is a nonresident individual or nonresident date of the deed. The effective date is the later of: (1) the date of the
entity, and is transferring an interest in real property located within last acknowledgement; or (2) the date stated in the deed.
the state of wV, unless the transaction is otherwise exempt from lINe 3 check the box if the transferor/seller is reporting the gain
the income tax withholding requirement, the person responsible under the installment method.
for closing must file form wV/nrsr with the wV state tax
lINeS 4, 5, and 6 unless transferors/sellers are husband and wife
department. If there are multiple transferors/sellers, a separate
and filing a joint wV income tax return, a separate form wV/
form must be completed for each nonresident individual or
nrsr must be completed for each transferor/seller that is entitiled
nonresident entity subject to the withholding requirements. The
to receive any part of the proceeds of the transfer. enter the tax
separate form requirement does not apply to a husband and wife
identification number or social security number for the nonresident
filing a joint wV income tax return.
transferor/seller and the social security number for the spouse, if
a “nonresident entity” is defined to mean an entity that: (1) applicable. do not enter the street address of the property being
is not formed under the laws of wV, and (2) is not qualified by transferred.
or registered with the wV state tax department to do business
lINe 7 check the appropriate box for the transferor/seller.
in wV.
lINe 8 If a certificate of partial exemption is issued by the wV
When to file: state tax commissioner, do not complete lines 8a through 8h.
unless the transaction is otherwise exempt from the income tax Instead, enter the amount stated on form wV/nrce.
withholding requirement, the person responsible for closing must complete this section to determine the total payment allocable to
complete form wV/nrsr for each nonresident transferor/seller the transferor/seller that is subject to the income tax withholding
at closing of sale. requirements and the amount of tax required to be withheld. The
a nonresident individual or nonresident entity that sells real total payment is computed by deducting from the total sales price
or personal property located in wV must file a wV income tax including the fair market value of any property or other non-
return. The appropriate income tax return must be filed for the year monetary consideration paid to or otherwise transferred to the
in which the transfer of the real property occurred. The due date transferor/seller the amount of any mortgages or other liens, the
for each income tax return type can be found in the instructions to commission payable on account of the sale, and any other expenses
the specific income tax return. due from the seller in connection with the sale.
What to file: lINe 8f If there are multiple owners, enter the percentage of
ownership of the transferor/seller for whom this form is being filed.
copy a of form wV/nrsr must be submitted to the wV state tax
department with check or money order in the aggregate amount of lINe 8g multiply line 8e by line 8f to determine the transferor/
tax due for each nonresident transferor/seller with regard to a sale seller’s share of the total payment.
or transfer of real property within thirty (30) days of the date the lINe 8h enter the applicable rate for the transferor/seller used for
amounts were withheld. computing the withholding tax. If withholding tax is computed on
copy B of form wV/nrsr is to be provided to the transferor/seller 6.5%, enter the amount of the estimated capital gain on line h2.
at closing. nonresident individuals or nonresident entities must lINe 8i enter the amount of tax withheld.
file the appropriate wV income tax return for the year in which
payment of tax: make check or money order payable to the wV
the transfer of the property occurred. see the specific instructions
state tax department.
for the tax return being filed.
signature: copy a of this return must be verified and signed by
copy c of form wV/nrsr is to be retained by the taxpayer.
the individual transferor/seller, an authorized person or officer of a
business entity, or the person responsible for closing.

- 3 -

Enlarge image

SpecIfIc INStRuctIoNS foR                                           The income tax withheld and reported on line 8 of form wV/nrsr 
                                                                    must be claimed as a withholding income tax payment.
tRaNSfeRoR/SelleR (copy B)
                                                                    S corporations, Partnerships and Limited 
How to claim the tax withheld
                                                                    Liability Companies and Business Trusts
a copy of form wV/nrsr (copy B) must be submitted with the 
appropriate wV Income tax return. failure to do so will result in   s corporation, partnerships and limited liability companies and 
                                                                    business trusts that elect to be treated as pass-through entities must 
the disallowance of the credit claimed.
                                                                    file a wV Income/Business franchise tax return for s corporation 
The manner in which the income tax withheld is claimed by the  and partnership return (wV/spf-100). The income tax withheld 
nonresident individual or nonresident entity depends on the  and reported of line 8 of form wV/nrsr must be claimed as a 
type of wV income tax return you are required to file. follow the  withholding income tax payment.
specific instructions below. claiming the income tax withheld on 
                                                                    This tax, and any other tax paid with form wV/nrsr must be 
a line other than as described below may result in the withholding 
                                                                    allocated to the nonresident shareholders, partners or members 
being denied.
                                                                    and reported on a modified federal schedule K-1 or wV statement. 
Individuals and Revocable Living Trusts                             all tax allocated to a nonresident shareholder, partner or member 
                                                                    must be claimed as a nonresident tax paid by s corporations, or 
nonresident  individuals are  required to  file  a  nonresident  wV 
                                                                    other unincorporated business entities.
Income tax return (form wV/It-140). The income tax withheld 
and reported on line 8 of form wV/nrsr must be claimed as a         Trusts and Estates
withholding Income tax payment.
                                                                    trustees of trusts and personal representatives of estates are 
             C corporations                                         required to file a wV fiduciary Income tax return (form It-141). 
                                                                    The  income  tax  withheld  and  reported  on  line  8  of  the  from 
c corporations are required to file a wV combined corporation 
                                                                    wV/nrsr must be claimed as a withholding tax payment.
net Income/Business franchise tax return (form wV/cnf120).

- 4 -

Enlarge image

West Virginia
RetuRN of iNcome tax WithholdiNg foR State Tax
WV/NRSR Department
Rev. 09-12 NoNReSideNt Sale of Real pRopeRty

1. Property account ID Number: 2. Date of transfer

Address and Description
MM DD YYYY
3. Check if the transferor/seller is reporting gain
under the installment method.

Street Address including City, State and Zip Code f. S Corporation
g. Limited Liability Company
h. Limited Liability Partnership

b. Less selling expenses..................................................................................................... b ●

c. Less debts secured by mortgages or other liens on the property................................... c ●

d. Net proceeds................................................................................................................... d ●

e. Total payments (net proceeds paid to transferor)............................................................ e ●

f. Transferor/seller’s ownership percentage........................................................................ f %

copy b – For transFeror/seller(records copy)

- 5 -

Enlarge image

West Virginia
RetuRN of iNcome tax WithholdiNg foR State Tax
WV/NRSR Department
Rev. 09-12 NoNReSideNt Sale of Real pRopeRty

1. Property account ID Number: 2. Date of transfer

Address and Description
MM DD YYYY
3. Check if the transferor/seller is reporting gain
under the installment method.

Street Address including City, State and Zip Code f. S Corporation
g. Limited Liability Company
h. Limited Liability Partnership

b. Less selling expenses..................................................................................................... b ●

c. Less debts secured by mortgages or other liens on the property................................... c ●

d. Net proceeds................................................................................................................... d ●

e. Total payments (net proceeds paid to transferor)............................................................ e ●

f. Transferor/seller’s ownership percentage........................................................................ f %

copy c – For issuer

PDF file checksum: 1781940718

(Plugin #1/9.12/13.0)