Timothy J. Phelan and Deborah A. Phelan - Page 1

                                T.C. Memo. 2004-206                                   


                               UNITED STATES TAX COURT                                


               TIMOTHY J. PHELAN AND DEBORAH A. PHELAN, Petitioners v.                
                    COMMISSIONER OF INTERNAL REVENUE, Respondent                      


               Docket No. 14036-02.           Filed September 15, 2004.               


               James E. Nesland and Jeffrey A. Smith, for petitioners.                
               Frederick J. Lockhart, Jr. and John A. Weeda, for                      
          respondent.                                                                 


                       MEMORANDUM FINDINGS OF FACT AND OPINION                        

               GERBER, Chief Judge:  Respondent determined a deficiency in            
          petitioners’ Federal income tax for 1998 of $272,712.  The sole             
          issue in dispute is whether the gains on sales of realty are                
          capital gains or ordinary income.                                           






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