Good afternoon. Your mother can make gifts of $13,000 per year per child under the annual gift tax exclusion. In addition, she has a $1,000,000 lifetime gift exemption which would allow her to gift another $1,000,000 worth of assets with no gift tax liability. I will tell you this, however. If she transfers it now rather than at death, the basis in such assets is carried over from her basis and if she transfers it at death, the basis is stepped up to fair market value. As a result, when you go to sell the assets, there will be a big difference in tax owed.
I hope this has given you the guidance you were seeking. I wish you the best of luck!
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The information given here is not legal advice. As all states have different intricacies in their laws, the information given is general only. This communication does not establish an attorney-client relationship with you. I hope this answer has been helpful to you.