Sell the property.
Keep the gain working.
A 1031 exchange can defer the capital gains tax when you sell investment real estate and reinvest. The deadlines are strict and start the day you close, so the best time to understand your options is before you sell.
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Choose a 30-minute slot →Why owners get caught out
Most 1031 problems come from timing, not from the rules themselves.
The clock starts at closing
You have 45 calendar days to identify replacement property in writing, weekends and holidays included. Most owners start looking far too late.
The money can't touch your hands
Sale proceeds have to go to a qualified intermediary. If the exchange isn't set up before closing, it can't be fixed afterwards.
Debt has to be replaced too
If your property carried a mortgage, you generally need to replace that debt as well as reinvest the cash, or the shortfall is taxable.
What we go over with you
A plain-English conversation built around your sale, not a sales pitch.
Your exact timeline
Where your 45-day and 180-day dates would fall, and what has to happen before your closing.
Debt replacement
Roughly how much debt you'd need to replace, and which kinds of replacement property can cover it.
Options beyond another rental
Some replacement property is professionally managed, so you defer the tax without taking on tenants and repairs again.
Questions for your advisers
What to ask your CPA and attorney, so their time is spent on decisions rather than basics.
How it works
Tell us where you are
Two quick questions about your sale and how to reach you. Rough answers are fine.
Talk it through
A 30-minute call with a specialist about your timeline, debt and options.
Decide with your advisers
If it makes sense, we introduce you to a licensed representative. Nothing to buy, no obligation.
Common questions
What counts as "like-kind" property?
For real estate it is broad: most property held for investment or business use can be exchanged for other real property held the same way. A rental house can go into an apartment building, land or commercial property. Your own home and property held mainly to resell don't qualify.
Do I have to reinvest all of the money?
To defer all of the gain you generally need to reinvest all of the net proceeds and replace any debt that was paid off. Cash you keep, often called "boot", is usually taxable.
Is it too late if my property is already listed or under contract?
No. What matters is setting up the exchange with a qualified intermediary before the sale closes. If you're under contract, it's worth talking it through soon.
What if I'm already inside my 45 days?
Then the identification deadline is the priority. Some professionally managed options can be identified and closed quickly because the property is already acquired and financed. A short call helps you see what's realistic in the time left.
What does the call cost?
Nothing, and there's no obligation to go further. We don't give tax or legal advice; we help you understand the process and your choices so you can decide with your own advisers.
Know your options before you sell
Two quick questions and your contact details. A specialist will walk you through your timeline and choices.
Get my options review →