Before you list — check if a 1031 exchange makes sense
A 1031 exchange lets you defer capital gains tax when swapping investment property for like-kind property. Powerful — but the IRS rules are strict (45-day identification window, 180-day closing, qualified intermediary required, no-cash-touching constraint). Our screening report tells you whether it's worth pursuing BEFORE you list, with a concrete deferred-gain estimate and a checklist of the deadlines you'll have to meet.
$49–99 Coming soonWho should run a 1031 screening?
Any Texas real estate investor considering selling an investment property (rental, raw land held for appreciation, commercial). Especially valuable when the property has appreciated significantly — large deferred gains are where 1031 saves the most. Not applicable to primary residences, fix-and-flips, or dealer-classified property.
Why screen before listing?
Once you sign a sale contract without naming a qualified intermediary, the 1031 option is gone — you can't retroactively structure an exchange after the fact. Many investors miss the window because they didn't realize their property qualified or didn't understand the timeline. Screening BEFORE you list lets you plan the exchange properly: identify potential replacement properties, line up an intermediary, structure the contract correctly.
What's in the report
- Estimated deferred capital gain and tax savings based on your property's appreciated value
- Qualified intermediary fee estimate (typically $750–$1,500 for a residential exchange)
- Identification and closing deadline calendar (45 days / 180 days from sale closing)
- Like-kind property requirement guidance (real property for real property, US-only)
- Common pitfalls checklist (boot, depreciation recapture, related-party rules)
- Pre-list checklist — what to do BEFORE you sign a listing agreement to keep the 1031 option alive
How it works
Enter the investment property's address
We pull current appraised value and ownership data.
Provide your purchase price and date
These determine the deferred gain on a 1031 sale. Add any capital improvements that adjust your basis.
Get your report
Deferred-gain estimate, deadline calendar, qualified-intermediary recommendations, pre-list checklist.
Get early access
Drop your email and we'll notify you the moment Before you list — check if a 1031 exchange makes sense is live. Founding subscribers get early-access pricing.
No spam. One email when it launches, plus the occasional product update. Unsubscribe anytime.
Frequently asked questions
Can a primary residence qualify for a 1031?
No. 1031 is investment-property-only. Primary residences use Section 121 (the home-sale exclusion: $250K single / $500K married filing jointly) — a different mechanism. A property used as both (rental + occasional personal use) requires careful documentation; our screening flags this case.
What is 'like-kind' for 1031 purposes?
Real property held for investment exchanged for real property held for investment. After the 2017 Tax Cuts and Jobs Act, 1031 is real-estate-only — no more vehicle, equipment, or art exchanges. The 'like-kind' standard is broad within real estate: a single-family rental can be exchanged for raw land, a commercial building, or a fractional TIC interest.
What's the deadline?
From the day your relinquished property closes: 45 days to identify replacement candidates (in writing, to your qualified intermediary), and 180 days total to close on the replacement. Both deadlines are absolute — the IRS will NOT extend them. If you miss 45 days, the entire transaction is taxable as a regular sale.
Do you act as a qualified intermediary?
No. Per IRS rules, the qualified intermediary must be independent of both buyer and seller and cannot be the seller's attorney, CPA, or real-estate agent. We provide the screening data; you select an independent QI from their list of recommendations.
What is 'boot' and why does it matter?
Boot is any non-like-kind value received in the exchange — cash, debt relief, or personal property. Boot is taxable in the year received, limited to the gain that would have otherwise been deferred. Common scenarios: replacement property is cheaper than relinquished property (cash boot), or the new mortgage is smaller than the old one (debt boot). Our screening report flags expected boot and how to minimize it.
When will this be available?
Currently in development. Sign up below for early access.