WHERRY, Judge: This case is before the Court on a petition for redetermination of deficiencies in income tax and penalties respondent determined for petitioners' 2001 through 2004 tax years. ¹

After concessions the issues remaining are: ^{22012 Tax Ct. Memo LEXIS 193">*194}

(1) whether petitioners had a loss of $1,337,325 on the sale of property at 11434 Bellagio Road, Bel Air, California (Bellagio property), for the 2001 tax year and if so, whether the loss 2012 Tax Ct. Memo LEXIS 193">*195 is properly characterized as personal, capital, or ordinary and may be in part deducted in 2001 and in part carried forward and deducted on petitioners' 2002, 2003, and/or 2004 Federal income tax returns,

(2) whether the basis of the Bellagio property should include $125,000 of interior decorating fees,

(3) whether petitioner Mrs. Jill Bennett received unreported income from Hajan Enterprises, Inc., of $85,000 for the 2002 tax year, and

(4) whether petitioner Mr. Darron L. Bennett received unreported income of $47,069 for the 2002 tax year.

The parties' stipulation of facts, with accompanying exhibits, and the stipulation of settled issues are incorporated herein by this reference. At the time the petition was filed, petitioners resided in California.

Petitioner Mr. Bennett is a self-proclaimed "serial entrepreneur", often trying his hand at unsuccessful businesses. In the 1980s Mr. Bennett's father passed away, leaving him a substantial amount of jewelry. Mr. Bennett then began selling jewelry, which later evolved into a jewelry brokering business.

In the early 1990s Mr. Bennett went into a business of "club promoting", in which he would book 2012 Tax Ct. Memo LEXIS 193">*196 a concert and then promote the concert nightclub. When that business was unsuccessful he then tried the record and recording business, which was also unsuccessful. In 1996 Mr. and Mrs. Bennett and Mrs. Bennett's father attempted to start a vitamin sales business. At some point Mr. Bennett also engaged in a car leasing business.

According to the 1997 Form 1120S, U.S. Income Tax Return for an S Corporation, petitioners incorporated Johnson Investment on February 8, 1995. Petitioners explained that although the "Business Code" used on their Federal income tax returns referred only to some form of a jewelry business, they actually "did a lot of things under Johnson Investment."

Mrs. Bennett engaged in a term life insurance business beginning in early 2000 and continuing through the years at issue. She would try to place clients with an insurance carrier that the client could afford. Mrs. Bennett opened a bank account for Buttercup Apparel. Mrs. Bennett deposited a check, dated March 7, 2002, from Hajan Enterprises, Inc., for $65,000 in this account. Mrs. Bennett deposited another check from Hajan Enterprises, Inc., dated June 26, 2002, for $20,000 in Buttercup Apparel's account. Ms. Sharon 2012 Tax Ct. Memo LEXIS 193">*197 Sumter, a family friend of the Bennetts, was in the business of real estate development and owned Hajan Enterprises, Inc.

During the years at issue petitioners owned and lived in a property in Henderson, Nevada (Henderson property). Petitioners refinanced the Henderson property in early May 2000 and checked the "Declarations" box on page 3, Section VIII of the loan application, stating that they intended to occupy the property as their personal residence.

On March 31, 2000, Mr. Bennett was arrested in Los Angeles on Federal drug charges. He was transferred to New York, where he was imprisoned until his acquittal on January 25, 2001.

Mr. Bennett was at the office of an attorney, Mr. Roger Rosen, who was looking at blueprints for a residential property. Mr. Rosen asked Mr. Bennett whether he was interested in investing in the property. Mr. Bennett was already familiar with this property; however, because Mr. Rosen wanted to build an English Tudor style house and Mr. Bennett did not think that would sell, he declined.

A few months later Mr. Rosen called Mr. Bennett and explained that he was getting out of the real estate business and asked Mr. Bennett whether he would like 2012 Tax Ct. Memo LEXIS 193">*198 to buy the property. Mr. Bennett was interested in the property, but before he bought it, he contacted his architect/builder friend Mr. Harry Fox. Mr. Fox was available and thought that they could build a "nice house" on the property. Mr. Bennett and Mrs. Bennett (Miss Johnson at the time) purchased the property from Mr. Rosen as joint tenants with the right of survivorship. The grant deed was filed on January 14, 1997.

Mr. Fox owned a property in Aspen, Colorado, that had a mortgage that was about to be foreclosed on and offered to develop the Aspen property with Mr. Bennett. Mr. Bennett then made an agreement with Mr. Fox to develop the Aspen property along with the Bellagio property. The Aspen property was never developed and was eventually sold.

Mr. Bennett was intensely involved in the development of the Bellagio property. Even though his family home was in Nevada, Mr. Bennett determined he spent roughly 85% of his time at the Bellagio property. Mr. Bennett put a trailer on the Bellagio property to use as an office.

Mrs. Bennett was responsible for the "design side" and "overall look and feel" of the Bellagio property. Mrs. Bennett worked with an interior decorator named David Speeks 2012 Tax Ct. Memo LEXIS 193">*199 who owned Tasty Designs. Mrs. Bennett worked with him in order to design the interior of the house into something that would sell. Petitioners paid Mr. Speeks and/or Tasty Designs $125,000 for his services.

The Bennetts refinanced the Bellagio property on June 7, 1999, for a total amount of $2,500,000. On the signature page of the loan documentation the Bennetts checked a box in section VIII line L signifying that they planned to occupy the property as their primary residence.

The Bennetts again refinanced the Bellagio property on December 27, 2000, for a total amount of $3,250,000. This time, on the signature page of the loan documentation the Bennetts checked a similar line L box signifying that they did not plan on occupying the property as their primary residence. The Bennetts received $1,059,141.08 from the refinance as cash to borrower.

Petitioners sold the Bellagio property on December 3, 2001, for $4 million in order to "stop the bleeding". Maryann Tyler, a friend of Mr. Bennett's, was the listing agent for the sale of the Bellagio property. The house was unfinished when it was sold by the Bennetts, and after selling the Bellagio property they never invested in real estate again 2012 Tax Ct. Memo LEXIS 193">*200 during the tax years at issue.

Greg Hookfin prepared petitioners' tax returns for the years at issue. Mr. Bennett provided Mr. Hookfin with his bank statements, and Mr. Hookfin calculated the Bennetts' tentative income by adding up the amounts Mr. Bennett had deposited into his account. Mr. Bennett would then estimate the amount of money that he received that was not reflected in his bank accounts. Petitioners did not list any business expense deductions on any of their Schedules C, Profit or Loss From Business, for the years at issue. Mrs. Bennett engaged in businesses but did not report income on separate Schedules C for the years at issue.

On their 2001 tax return petitioners reported Mr. Bennett's Schedule C business as "Diamond Broker". On their 2002 tax return petitioners indicated Mr. Bennett was a salesman and reported Mr. Bennett's Schedule C business as "DIAMOND BROKER/JEWELRY SALES". On their 2003 and 2004 returns petitioners indicated Mr. Bennett was a "Diamond Broker" and reported Mr. Bennett's Schedule C business as "Jewelry Sales". Mr. Bennett included income from other activities on these Schedules C. However, Mr. Bennett did not indicate on his returns that 2012 Tax Ct. Memo LEXIS 193">*201 his income came from any source except for the jewelry business.

On petitioners' 2001 tax return they deducted $1,377,325 on Form 4797, Sales of Business Property, for the sale of the Bellagio property. They reported a sales amount of $4,000,000 and a basis of $5,377,325. This sale was not related to the "Diamond Broker" business reported on the only Schedule C included with this return.

For the years at issue petitioners reported the following Schedule C income, Schedule C expenses, Other taxable income, Net Operating Loss (NOL) Carryforward, and Adjusted Gross Income (AGI):

On October 2, 2009, respondent sent to petitioner a notice of deficiency. On December 23, 2009, petitioner timely petitioned the Court for redetermination of the deficiency.

The Commissioner's determination of a taxpayer's liability for an income tax deficiency is generally presumed correct, and the taxpayer bears the burden of proving that the determination is improper. See Rule 142(a); 2012 Tax Ct. Memo LEXIS 193">*202 Welch v. Helvering, 290 U.S. 111">290 U.S. 111, 290 U.S. 111">115, 54 S. Ct. 8">54 S. Ct. 8, 78 L. Ed. 212">78 L. Ed. 212, 1933-2 C.B. 112 (1933).

The Court of Appeals for the Ninth Circuit, to which an appeal would lie absent a stipulation to the contrary, has held that in unreported income cases, the presumption of correctness applies only after the Commissioner introduces some substantive evidence that the taxpayer received unreported income. Edwards v. Commissioner, 680 F.2d 1268">680 F.2d 1268, 680 F.2d 1268">1270 (9th Cir. 1982); Weimerskirch v. Commissioner, 596 F.2d 358">596 F.2d 358, 596 F.2d 358">360-362 (9th Cir. 1979), rev'g67 T.C. 672">67 T.C. 672 (1977). If the Commissioner introduces such evidence, "the burden shifts to the taxpayer to show by a preponderance of the evidence that the deficiency was arbitrary or erroneous." See Hardy v. Commissioner, 181 F.3d 1002">181 F.3d 1002, 181 F.3d 1002">1004 (9th Cir. 1999), aff'gT.C. Memo. 1997-97.

Respondent used the specific income items method, which is a direct method of proof approved by the Court. See Price v. Commissioner, T.C. Memo 2004-103. By introducing their Schedules C and the banking information of Mr. and Mrs. Bennett respondent has introduced sufficient evidence connecting petitioners with the unreported income. Consequently, respondent's determination is entitled to the presumption of correctness.

Taxpayers must maintain adequate records to substantiate their income and deductions. Sec. 6001 (the taxpayer "shall keep such records"); INDOPCO, Inc. v. Commissioner, 503 U.S. 79">503 U.S. 79, 503 U.S. 79">84, 112 S. Ct. 1039">112 S. Ct. 1039, 117 L. Ed. 2d 226">117 L. Ed. 2d 226 (1992). As in this case, when taxpayers fail to maintain adequate books and records, the Commissioner is authorized to use whatever method he deems appropriate to determine the existence and amount of the taxpayers' income so long as, in the Commissioner's reasonable opinion, the method clearly reflects income. Sec. 446(b); Mallette Bros. Constr. Co. v. United States, 695 F.2d 145">695 F.2d 145, 695 F.2d 145">148 (5th Cir. 1983); Gowni v. Commissioner, T.C. Memo 2004-154.

Respondent makes three arguments with respect to the treatment of the sale of the Bellagio property. First, respondent argues that petitioners purchased the property and constructed the house as their personal residence and therefore any loss incurred in the sale of the property is not deductible under section 165(c). ³ Second, respondent argues that if the property was converted to nonresidential property, the conversion value of the property is limited to the lesser of the adjusted basis or fair market value at the time of the 2012 Tax Ct. Memo LEXIS 193">*204 conversion. Finally, respondent argues that under section 1221 the property was not held primarily for sale to customers in the ordinary course of petitioners' trade or business and therefore any loss incurred on the sale of the property is a capital loss and not an ordinary loss.

At trial petitioners testified that they never planned on living in the Bellagio property. However, respondent vehemently argues that petitioners purchased the property as their primary residence and that their "intent is clearly shown in the many documents they signed stating that the Bellagio property was to be their primary residence".

On the loan documents used to refinance the Bellagio property on June 7, 1999, for a total loan amount of $2,500,000, the Bennetts did check a box signifying that they planned to occupy the property as their primary residence. The Bennetts also signed a fair lending notice certifying that they planned to occupy 2012 Tax Ct. Memo LEXIS 193">*205 the Bellagio property. However, Mr. Fox, petitioners' architect/developer, explained that he did not get the impression that the Bellagio project was going to be a residence for them and he explained "that a lot of developers that I work with always say it's their house because they get better financing from the bank as opposed to disclosing it's a business entity."

The Bennetts also purchased their personal residence, the Henderson property, around the same time that they purchased the Bellagio property and intended to live in it. We conclude that petitioners did not intend to occupy the Bellagio property as their personal residence.

Because we find that petitioners never intended to occupy the Bellagio property as their personal residence, the property was never converted from residential to nonresidential property.

Respondent argues that "under section 1221 and Biedenharn Realty Co. [v. United States, 526 F.2d 409">526 F.2d 409, 526 F.2d 409">414-415 (5th Cir. 1976)] and related cases, the Bellagio property was not 'property held by [petitioners] primarily for sale to customers in the ordinary course of [their] trade or business.'" Therefore respondent disallowed the ordinary loss 2012 Tax Ct. Memo LEXIS 193">*206 petitioners claimed on their 2001 tax return.

Section 1221 defines all property held by a taxpayer as a "capital asset" and then explicitly excludes eight categories of property. ⁴ Petitioners argue that the Bellagio property was not a capital asset because it falls within the first exception and was held primarily for the sale to customers in the ordinary course of their trade or business and therefore any loss incurred with respect to the property is ordinary. The Court of Appeals for the Ninth Circuit has explained that:

We have looked to a number of factors in determining whether properties are "held . . . primarily for sale to customers in the ordinary course of . . . business," I.R.C. §1221, including "the nature of the acquisition of the property, the frequency and continuity of sales over an extended period, the nature and the extent of the taxpayer's business, the activity of the seller about the property, and the extent and substantiality of the transactions." Austin v. Commissioner, 263 F.2d 460">263 F.2d 460, 263 F.2d 460">462 (9th Cir. 1959). See Parkside, Inc. v. Commissioner, 571 F.2d 1092">571 F.2d 1092, 571 F.2d 1092">1096 (9th Cir. 1977); Los Angeles Extension Co. v. United States, 315 F.2d 1">315 F.2d 1, 315 F.2d 1">2-3 (9th Cir. 1963). But we have 2012 Tax Ct. Memo LEXIS 193">*207 also warned that "each case must be decided upon its particular facts, and the presence of any one or more of these factors may or may not be determinative of a particular case." Austin v. Commissioner, supra, 263 F.2d 460">263 F.2d at 462.