Understand your 1031 exchange before the clock starts.
A 1031 lets you reinvest the full proceeds of an investment property and defer the tax — but only if the rules and deadlines are met. We'll teach you how it works, then handle it for you.
When would your deadlines fall?
Every exchange runs on two IRS clocks. Pick a closing date to see yours.
Both periods begin the day after closing and run on calendar days — weekends and holidays included. There are no extensions.
A 1031 exchange, explained in the right order.
Most people meet a 1031 in the middle of a sale, under pressure. Read these three first and the rest gets simple.
What a 1031 actually does
Swap one investment property for another of equal or greater value and defer the capital gains tax. Learn what qualifies and what doesn't.
Read the basicsThe 45 & 180-day rules
The two clocks that decide whether your exchange survives. See exactly how they're counted and what happens if you miss one.
See the timelineWhat you'd owe without one
Federal gains, depreciation recapture, state tax and NIIT add up fast. Estimate your number, then see what deferring it preserves.
Estimate the taxSee what the tax would cost you.
Move the sliders to match your situation. This estimates what you'd owe on a straight sale — the amount a 1031 exchange lets you keep invested instead.
Your sale
Rough numbers are fine — you can refine them with us later.
Estimate only, for education. Actual liability depends on your full tax situation and filing. Not tax or legal advice — confirm with your CPA.
It's a swap, not a sale — in the eyes of the IRS.
Under Section 1031 of the tax code, you don't cash out — you exchange. Because you never take possession of the money, the gain rolls into your next property and the tax is deferred.
- Like-kind is broad. Almost any U.S. real property held for investment qualifies — a rental for raw land, an apartment for a retail strip.
- You can't touch the cash. A Qualified Intermediary must hold the proceeds — this is required, and it's what we do.
- Trade up to defer fully. Buy property of equal or greater value and reinvest all the equity to defer 100% of the gain.
Learn from people who run exchanges every day.
Free and CE-accredited classes for investors, realtors, attorneys, and families — in person and online across VA, MD, NC, DE and WV.
1031 Exchange Fundamentals
The full lifecycle of an exchange — rules, timelines, and the paperwork — for anyone selling investment real estate for the first time.
1031s for Real Estate Pros
How realtors and title teams can spot exchange opportunities and guide clients without missing a deadline or disqualifying a deal.
Vacation Homes & DSTs
Advanced paths — converting a second home, or exchanging into a Delaware Statutory Trust for a hands-off replacement.
Different goals, same deadlines.
Whatever brought you to a 1031, the path through it is one we've walked thousands of times.
Growing a portfolio
Trade up from single rentals into larger commercial property without losing equity to taxes at each step.
A second or vacation home
Understand the rules for converting and exchanging a property that's been more than just an investment.
DSTs & passive options
Exchange into a Delaware Statutory Trust or fractional interest when you're ready to stop managing tenants.
Realtors & attorneys
A reliable QI partner and CE classes that make you the person your clients trust on exchanges.
Education is half of it. Protecting your money is the rest.
A Qualified Intermediary holds your proceeds between properties — sometimes millions, for up to six months. How those funds are held is the most important question you can ask. Here's our answer.
How we protect your fundsSegregated accounts
Your funds sit in their own account — never pooled with other clients or our operating cash.
Dual authorization
No money moves without your written instruction and our verified release. Two keys, every time.
Bonded & insured
Fidelity bond coverage and FDIC-member banks add layers beyond our own controls.
35 years, zero losses
Since 1990 — through every market — not one dollar of client exchange funds lost.
Have a sale coming up? Talk to us first.
The best time to set up a 1031 is before you sign a sale contract. A 15-minute call now can save you from a missed deadline later — and there's no charge to ask.
Prefer to read first? Download the free 1031 beginner's guide.