1031 coordination
45/180-day calendar tracking
From the day of closing on the relinquished property, we track both deadlines, send reminders at the 30/45/120/180-day marks, and confirm closing dates stay within the window.
1031 coordination
1031 exchanges, with the calendar tracked correctly.
A 1031 exchange defers capital gains tax on investment real estate — but the rules are unforgiving. Miss the 45-day identification window or the 180-day close window by one day and the whole exchange fails. We track the calendar, coordinate with your qualified intermediary, and handle the tax filing.
What this is
Coordinating the moving parts — not playing qualified intermediary.
A 1031 like-kind exchange lets a real estate investor sell investment property and reinvest proceeds into 'like-kind' investment property without recognizing capital gains in the year of sale. The mechanics are strict: you can't touch the proceeds (they go to a Qualified Intermediary), you have 45 days from closing on the sold property to formally identify replacement candidates, and 180 days to close on one of them. Miss any of these and the entire exchange fails — meaning the original gain is taxable. The QI handles the actual money movement; we coordinate the timeline, work with the QI, the closing attorney, and your real estate agent, and file the exchange correctly on your tax return.
What we coordinate
The pieces beyond the QI's role.
The QI handles the funds. The rest is calendar, paperwork, and decisions — that's where coordination matters.
1031 coordination
QI selection + handoff
We refer to Qualified Intermediaries we've worked with (we don't act as QI ourselves — strict prohibition). Coordination with the QI on exchange agreement and proceeds wire instructions.
1031 coordination
Replacement property identification
By day 45, you must formally identify up to three replacement candidates (the '3-property rule') or unlimited properties whose aggregate value doesn't exceed 200% of the sold property ('200% rule'). We help you structure the identification document.
1031 coordination
Boot + partial-exchange math
If you don't fully reinvest proceeds or take on less debt on the replacement, that's 'boot' and triggers partial gain recognition. We calculate it ahead of closing so there are no surprises.
1031 coordination
Form 8824 preparation
The IRS form reporting the exchange on your tax return. Detailed schedule of relinquished and replacement properties, basis adjustments, and any boot received.
1031 coordination
Basis tracking for the new property
Your basis in the replacement property is your basis in the relinquished property plus any new debt taken on plus any cash added. This basis carries forward and matters at every future sale.
The two deadlines that fail most exchanges
Day 45 and day 180 are not negotiable.
Both clocks start the day the relinquished property closes — not the day the identification document is signed, not the day the QI receives funds. Day 45 is the deadline for formally identifying replacement candidates in writing to the QI. Day 180 is the deadline for closing on one of them. There is no extension mechanism for either, including for holidays, weekends, or government shutdowns. The most common failure mode is identifying replacement properties at day 44, the deal falls through at day 100, and there's no time to find and close on another. We build in slack — encouraging identification of three properties (the 3-property rule) when possible, and starting replacement-property due diligence before the 45-day window closes.
Common questions
What people ask us about this.
Often paired with
Related services on the menu.
Trust returns
Trust and Estate Tax Return Preparation (Form 1041)
A parent passed, a revocable trust became irrevocable, and now you're the trustee.
ExploreEntity setup
Business Entity Setup and Formation
Most entity setup is templated and fine — until the first tax return reveals you elected the wrong structure for your income.
ExploreCash flow planning
Cash Flow Planning and Forecasting
Most owners look at the bank balance and feel a vague sense of whether things are okay.
ExploreDay 1 of the 45-day clock is closing day.
Most failed 1031 exchanges are failed-on-the-calendar exchanges. Get the timeline in someone's hands the day the relinquished property hits the market.