Everything you need to exchange with confidence
Independent, plain-English education on 1031 exchanges, DSTs, net-lease, and tax strategy.
Popular guides
The Complete Guide to a 1031 Exchange
5 min read →The 45-Day and 180-Day Deadlines Explained
6 min read →1031 Exchange in California
6 min read →DST vs. REIT: Which Is Right for Your 1031?
6 min read →What Is a Delaware Statutory Trust (DST)?
6 min read →721 Exchange / UPREIT: Trade Real Estate for REIT Shares
5 min read →Latest articles
How to Compare Two DST Offerings
Two Delaware Statutory Trusts can look identical and suit completely different investors. The five numbers to compare first, what they will not tell you, and the questions worth asking before you commit.
The Three Identification Rules, Properly Explained
You may name three properties, or any number up to twice what you sold, or any number at all if you buy almost all of it. Most people only know the first one.
What Happens When a DST Sells
The question that stops most people investing in a Delaware Statutory Trust is what happens at the end of it. Here is the answer, including the part nobody mentions.
Like Kind Does Not Mean Similar
The most common misconception in a 1031 exchange is that you have to buy the same sort of property you sold. You do not, and the rule is far wider than almost anyone assumes.
What a DST Actually Costs You
Not every dollar you invest in a Delaware Statutory Trust buys real estate. Some of it pays for the structure. Here is where to find the number and how to judge it.
Your Identified Property Just Fell Through
After day 45 your list is closed. If the deal you were counting on collapses on day 60, you cannot add a new one, and your money stays locked until day 180.
You Reinvested Everything and Still Owe Tax
If your property carried a mortgage, reinvesting all of your cash is not enough. The debt has to be replaced too, and the shortfall is taxable.
The Deadline That Is Not 180 Days
Sell late in the year and your exchange window can close in April, not May or June. The fix is a form most sellers never think to file.
1031 Related-Party Rules and the 2-Year Trap
Exchanging with family in a 1031? Section 1031(f) can undo a valid exchange two years later — and the trigger sits with the other party.
1031 Exchange vs Deferred Sales Trust
How a Deferred Sales Trust differs from a 1031 exchange — the mechanics, the IRS scrutiny, and what to ask before considering one.
DST vs NNN: Which Fits Your 1031 Exchange?
Compare Delaware Statutory Trusts and net-lease property for a 1031 exchange: control, closing speed, minimums, financing, and exit.
DST vs. Opportunity Zone: Which Defers More?
A 1031 exchange into a DST and a Qualified Opportunity Zone Fund both let you delay capital gains tax, but they defer different amounts, on different timelines, with very different rules.
The 1031 Exchange Timeline: 45 and 180 Days
A practical, deadline-by-deadline guide to the 45-day identification and 180-day closing windows that govern every 1031 exchange, and how DSTs are used as a backup.
What Is a Delaware Statutory Trust (DST)?
A Delaware Statutory Trust lets accredited investors own fractional, passive interests in institutional real estate that can qualify as replacement property in a 1031 exchange.
Free guides & downloads
The DST Investor's Guide
Everything an appreciated-property owner needs to evaluate Delaware Statutory Trusts.
The 45-Day Deadline Checklist
A step-by-step identification checklist to protect your exchange clock.
How to Retire From Being a Landlord
The passive-income playbook for tired landlords — no more tenants, toilets, trash.
721 UPREIT Exchanges Explained
How to roll real estate into an institutional REIT and gain liquidity + diversification.