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eFile Form 1099-S Online

eFile 1099-S with eFileMyForms to report proceeds from real estate transactions easily and securely online. 

What is Form 1099-S?

Form 1099-S is an IRS information return used to report the sale or exchange of real property. It is filed to document certain real estate transactions, including the sale of:

  • Improved or unimproved land, including airspace rights
  • Permanent structures, such as residential, commercial, or industrial buildings
  • Condominium units, along with associated fixtures, common elements, and land interests
  • Shares of cooperative housing corporations
  • Non-contingent interests in standing timber

 

Who needs to report Form 1099-S?

 

1. Real Estate Professionals and Settlement Agents

Any individual or organization that handles the closing of a real estate transaction is typically required to file Form 1099-S when they facilitate the sale or exchange of:

  • Improved or unimproved land
  • Residential properties (single-family homes, condominiums, apartments)
  • Commercial properties
  • Industrial properties
  • Cooperative housing interests
  • Common filing parties may include:
  • Title companies
  • Real estate brokers or agents
  • Escrow companies
  • Closing or settlement attorneys
  • When multiple parties participate in the closing process, the responsible filer is usually the entity that prepares the closing or settlement statement and manages the transfer of funds.

2. Businesses That Regularly Buy and Sell Real Estate

Corporations, partnerships, and sole proprietors engaged in the routine purchase and sale of real estate are required to file Form 1099-S when they sell property as part of their business operations.

3. Lending Institutions (Specific Transactions)

Lenders may also have a Form 1099-S reporting obligation in certain situations, such as:

  • Foreclosures
  • Short sales

If debt is forgiven or canceled as part of the transaction, the lender may also be required to file additional IRS forms, such as Form 1099-C, to report canceled debt.

File 1099-S with eFileMyForms

1099-S IRS Deadlines

The deadline for filing Form 1099-INT with the IRS is typically March 31st.

Recipient Copies: February 17th, 2026

IRS Deadline: March 31st 

Note: If January 31st falls on a weekend, the due date will be the next business day. Exact deadlines for each year can be found on the IRS website. 

Overview of Form 1099-S Boxes

Filer Information
Includes the name, address, phone number, and TIN of the person or entity responsible for filing the form (typically the settlement or closing agent).

Transferor (Seller) Information
Reports the seller’s name, address, and taxpayer identification number (TIN).

Account or Transaction Number
Used to distinguish transactions when multiple 1099-S forms are filed for the same seller.

Date of Closing
The date the real estate transaction was finalized.

Gross Proceeds
The total amount paid to the seller from the sale or exchange of the property, before expenses or adjustments.

Address or Description of Property
Lists the physical address or a legal description of the property sold.

Buyer’s Part of Real Estate Tax
Reports any real estate taxes paid by the buyer that are treated as income to the seller.

Transferor Is a Foreign Person (Checkbox)
Indicates whether the seller is a foreign person for tax reporting purposes.

Tax Withholding (if applicable)
Reports any federal income tax withheld, such as withholding required under FIRPTA rules.

State Information
Includes state name, state identification number, and any state tax withheld, when required.

 

How to File Form 1099-S Online with eFile My Forms

Filing your 1099-S forms online is faster, more accurate, and more affordable than traditional paper filing. Our streamlined process takes just minutes:

Step 1: Gather Your Information

Before you start, collect W-9 forms from all contractors you paid $600 or more. You’ll need:

  • Contractor’s legal name and business name (if different)
  • Mailing address
  • Tax Identification Number (TIN) or Social Security Number
  • Total amount paid during the tax year
  • Your business EIN and contact information

Step 2: Enter or Import Your Data

Choose the method that works best for your business:

  • Manual entry: Perfect for businesses filing 1-10 forms
  • Excel/CSV upload: Bulk import for 10-100 forms using our template

Step 3: Review and Validate

Our system automatically checks for common errors including:

  • Missing or invalid TIN numbers
  • Incorrect name/TIN combinations
  • Address formatting issues
  • Missing required information

Step 4: Submit and Deliver

Once you approve your forms:

  • We e-file directly with the IRS (same business day for submissions before 5 PM ET)
  • Recipient copies are printed and mailed via USPS
  • You receive confirmation of IRS acceptance
  • All forms stored securely for 3+ years

Get Starting Filing Form 1099-S

Frequently Asked Questions to IRS Form 1099-S 

What is Form 1099-S?

Form 1099-S is an IRS information return used to report proceeds from the sale or exchange of real estate. The form helps the IRS track real estate transactions and ensure that sellers properly report taxable income related to property sales.

 

When is Form 1099-S required to file with the IRS? 

Form 1099-S must be filed for certain real estate transactions based on how the closing is handled:

  • When a settlement statement (HUD-1) is used:
    The individual or entity listed as the settlement agent on the HUD-1 is responsible for filing Form 1099-S.

  • When a HUD-1 is not used or no settlement agent is listed:
    The person or entity responsible for closing the transaction must file Form 1099-S.

  • If responsibility is unclear:
    The IRS provides an official order of responsibility to determine who must file Form 1099-S in complex transactions.

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Is electronic filing required for 1099-S?

As of January 1, 2024, any business filing 10 or more 1099 forms must file electronically. This includes all 1099 series forms combined (NEC, MISC, INT, DIV, etc.), not just 1099-S.

Even if you’re filing fewer than 10 forms, electronic filing offers significant advantages:

  • Faster IRS processing and acceptance
  • Immediate error checking and validation
  • No printing, stuffing envelopes, or trips to the post office
  • Automatic state filing handled simultaneously
  • Secure cloud storage of all forms
  • Lower cost per form compared to paper filing

Can I get an Extension of Time for Form 1099-S?

If you need additional time to file Form 1099-S, you may request an automatic 30-day extension by submitting Form 8809 to the IRS.

Form 8809 must be filed on or before the original due date of Form 1099-S. The extension applies only to the filing deadline and does not extend the deadline for furnishing copies to recipients, unless specifically granted by the IRS.

 
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