Sell first, identify replacement(s) within 45 days, close on replacement within 180 days. The default. Works when sale and purchase can happen in sequence and the seller has timing flexibility.
Buy replacement first (parked with an exchange accommodation titleholder), then sell the relinquished property within 180 days. More expensive, more complex — but the right call when the replacement opportunity is irreplaceable.
Use exchange proceeds to fund improvements on the replacement property within the 180-day window. Useful when the right replacement needs material capex to bring it to where it should be.
Fractional interest in institutional-grade properties as the replacement. Often a fallback when no direct property fits the timeline or geography. We can introduce vetted DST sponsors.
Owners exiting a rental, commercial, or multi-unit property who want to roll gains into the next asset without a tax event. The exchange is the planning instrument; the strategy is what happens after.
Moving from one well-run asset into two smaller ones, or the reverse — collapsing multiple holdings into a single, higher-quality replacement. Asset quality, not just tax deferral, is the measure of success.
Buyers who model cash flow, appreciation trajectory, and future liquidity together. The exchange is one lever; the hold period, basis carry-forward, and exit path are the others. We surface all of them early.
Two weeks before list on the relinquished property, we begin shadow-sourcing replacement candidates. By the time escrow opens on the sale, we have a working list of 5–10 candidates, including off-market opportunities our network surfaces. The 45-day formal identification window becomes a refining step, not a starting line.
We coordinate the qualified intermediary — typically through one of two QIs we have closed dozens of exchanges with — and align the sale and replacement timelines so the proceeds never touch your hands and the structure stays clean.
Three principles guide every replacement search: does the cash flow hold under realistic financing? Does the appreciation logic work for this submarket and this hold period? And — critically — if you had to sell this property in five years, is there a buyer for it? A replacement that scores well on all three is worth paying up for. One that fails any of them is a tax-driven mistake.
Cash flow, appreciation upside, management simplicity — different goals produce different property criteria. We set these before the relinquished property goes to market, not after.
Candidate list, financing plan, title-holding structure, and due-diligence timeline are all in motion while the sale is still in escrow. When the 45-day clock starts, we are closing in, not starting out.
If no candidate meets the standard, we say so. Completing the exchange at the cost of a bad asset is not a win. Your CPA can model the tax cost of a failed exchange; often it is smaller than a decade with the wrong property.
After the exchange closes, we stay in the conversation — lease review, maintenance cost benchmarking, repositioning options, and eventual exit planning. The day you close is not the end of the project.
1031 boot, depreciation recapture, basis carryover, partial exchanges, related-party rules — all are tax matters where you need your CPA in the room. We bring the property and the project plan; your CPA brings the tax math; the QI brings the structural compliance. Everyone stays in their lane and the deal closes cleanly.
Not always. The decision turns on your tax basis, intended hold period, cash-flow goals, and long-term asset allocation. We work with your CPA to run the numbers before recommending the structure.
Before the relinquished property goes on market — ideally four to six weeks ahead. The replacement pipeline takes time to build, and a rushed start compresses every downstream step.
Buying the wrong replacement to beat the clock. A deferred tax gain is worth far less than a decade of underperforming asset. The goal is a property you would buy on its own merits, not just one that fits the calendar.
Through a combination of agent-to-agent relationships, pocket-listing networks, and direct outreach to owners of properties that match your criteria. We open those conversations while the relinquished property is still in escrow.
Yes. We have closed dozens of exchanges with two QIs whose compliance standards and turnaround we trust. We can introduce you to both and let you choose. We do not receive referral fees from QIs.
30 minutes. No pitch. We tell you what is actually possible at your tier and timeline.
Schedule a call