What I check on every return
- Every credit you qualify for checked, including the Earned Income Credit and Child Tax Credit
- Brokerage 1099-NEC matched to your closing statements
- Splits, desk and transaction fees deducted
- Marketing and mileage fully claimed
- Quarterly estimates set from your real pipeline
Deductions agents often miss
- HAR (Houston Association of Realtors) and MLS dues
- TREC license renewal and continuing education
- Desk, transaction and franchise fees your broker charges
- Signs, photography, staging, ads and CRM software
- Mileage to showings, listings and closings (72.5 cents a mile in 2026)
- Errors and omissions insurance and lockbox fees
Houston and Texas rules that apply to you
- Houston market: long drives between Katy, Cypress, Pearland and The Woodlands mean mileage is often your largest deduction. Your showing app history backs up the log.
- Splits and team fees: some brokerages report your gross commission and charge fees separately, others report the net. I check your 1099 against closing statements so nothing is taxed twice.
- No Texas income tax: your return is federal only, but self-employment tax (15.3% for Social Security and Medicare) applies once your net self-employment income reaches $400.
New for 2026 returns (filed in 2027)
- Mileage: the IRS rate for 2026 is 72.5 cents per business mile, up from 70 cents. Tolls and parking for work are deductible on top of that.
- 1099 forms: clients and companies now send a 1099-NEC only when they pay you $2,000 or more in 2026 (it was $600). Payment apps send a 1099-K only above $20,000 and 200 payments. All of your income is still taxable, form or no form.
What to bring
- 1099-NEC from your brokerage
- Closing statements or your commission report
- HAR, MLS and TREC receipts
- Marketing and software receipts
- Mileage log or showing history
Common questions
Should I become an S-Corp?
It can lower self-employment tax once your net income supports a reasonable salary, but it adds payroll costs and a separate return. I run the numbers with your actual year before you decide.
I had a big year after a slow one. Will I owe a penalty?
Possibly, if you didn't pay enough during the year. Paying at least last year's tax in quarterly estimates (110% if your income was high) usually avoids it. I'll set next year's payments with you.
Where I work
I'm based in Houston and work with clients across Harris, Fort Bend, Montgomery and Brazoria counties, including Pasadena, Pearland, Sugar Land, Missouri City, Katy, Cypress, Spring, Humble, Baytown and The Woodlands. Meet in person in Houston or do everything online, in English, Spanish or Portuguese. I also work by video with clients in Beaumont & Port Arthur, Duncanville, DeSoto, Cedar Hill & Lancaster.
Get a flat-fee quote before I start
Book a free 15-minute call. I'll tell you what your return needs and what it costs. Fees are never a percentage of your refund.
Book a free callSee typical pricesOfficial sources: IRS: Self-Employed Tax Center ↗ · IRS: 2026 mileage rate ↗
Updated October 2026 for 2026 returns filed in 2027. General information only, not tax advice for your situation. Rules and amounts can change; your situation is confirmed when your return is prepared.
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