S-corp tax return (Form 1120-S) preparation for short-term rental hosts
I prepare your S-corp's Form 1120-S and your K-1 from books that match, with your rental income reported on the right form. Then I can prepare your personal return alongside it, so the K-1, your W-2 and your rentals all line up.
Starting at $97, quoted after a free call.
The questions behind most S-corp host returns
"Which form reports my S-corp's Airbnb income?"
An S-corp reports rental real estate on Form 8825. A short-term rental that runs more like a hospitality business may belong on the main return instead. Which one fits depends on how your rental operates, and it changes how the income reaches your K-1.
"My K-1 shows a loss. Can I deduct it?"
Not automatically. Your basis in the S-corp comes first, then the at-risk and passive activity rules. I track your basis each year so the loss you claim is one you can support.
"My S-corp made no money. Do I still file?"
Yes. An S-corp files Form 1120-S for every year its election is in effect, even with no income. Skipping it can bring late-filing penalties.
"When is it due?"
For a calendar-year S-corp, March 15. If we need more time, I file an extension. An extension gives more time to file, not to fix the books.
Sources: IRS, About Form 8825; Instructions for Form 1120-S; Publication 925 (2025); Publication 509 (2026).
What's included
- Form 1120-S and your Schedule K-1
- Rental income and expenses reported on the right form, by property
- Depreciation schedules carried forward year to year
- Shareholder basis tracked, so K-1 losses are claimed correctly
- A tax projection before year end, so there are no April surprises
- E-filing, and a walkthrough of what you are signing
- Your Form 1040 too, if you want both done together
Who it's for
Hosts whose short-term rentals sit in an S-corp, especially in the first years after the election, or after a year of doing it yourself.
Not a fit if
You are under IRS examination and need someone to represent you. That needs a CPA, enrolled agent or attorney. I can still prepare future returns.
How it works
- 1
Free call and quote
We go over your properties, payroll and last year's return.
- 2
Books check
If I keep your books, this is already done. If not, I review them first, because the return can only be as good as the books.
- 3
Draft and review call
You see the draft and the K-1, and we go through anything that changed from last year.
- 4
File
E-filed with my PTIN on it, and a copy kept in your portal.
What I need from you
- Last year's 1120-S, K-1 and depreciation schedule
- Year-end books, or access to them
- Payroll year-end reports and W-2s
- Closing statements for any property bought or sold
- Loan statements and 1099s received
Everything goes through my secure client portal, never email.
Tax return questions
Do you prepare state returns?
State rules for S-corps differ. We confirm what your state requires on the free call, and it is included in your quote.
Can you take over from my current preparer mid-year?
Yes. I start from last year's return and depreciation schedule, and check the books before anything is filed.
Will you sign the return?
Yes. Every return I prepare for pay carries my PTIN, as the IRS requires. Ask any preparer to put theirs on your return.
What if the IRS sends a letter?
Send it to me and I will explain what it says and what it asks for. If it needs formal representation, I will tell you so and help you find a CPA, enrolled agent or attorney.
Related reading
Coming soon
Which form reports your S-corp's Airbnb income?
Coming soon
Your K-1 shows a loss: why it isn't automatically deductible
Can your Airbnb loss offset your W-2 income?
The passive rules, explained plainly.
Get your 1120-S done from books that match
Book a free call, or send a message with your filing status for this year.