FOR ACCREDITED INVESTORS
Sold investment property? Here's what to do in your 45 days.
Plain-English education on 1031 exchanges and DST replacement property. Independent. No hype, no jargon, no obligation.
Specialist routing to FINRA/SIPC members
FREE TOOL
1031 Exchange Deadline Calculator & Checklist
Enter your sale closing date to see your 45-day identification deadline, your 180-day closing deadline, and a step-by-step checklist tailored to where you are in the process.
Step 1 — Enter your relinquished property closing date
This is the day you closed (or expect to close) on the property you are selling. Day 0 of your 1031 timeline.
Where you are on the timeline
Your 1031 checklist
Steps below are organized by phase. Items relevant to your current phase are expanded. Tick items as you complete them — progress saves on this device.
Get the printable version
Receive a clean PDF of this checklist with your deadlines pre-filled, plus the full 1031 Basics Guide. We will not share your information.
Want to skip the form?
If you are in or approaching your 45-day window, talk to a specialist directly.
DST 101
What is a Delaware Statutory Trust?
A Delaware Statutory Trust (DST) is a legal structure that lets multiple accredited investors hold fractional ownership of institutional-grade real estate, apartment buildings, industrial parks, medical offices, retail centers, through a single trust. Instead of buying a whole building, you buy a beneficial interest in the trust that owns it.
The IRS recognizes a DST interest as “like-kind” to direct real estate, which means you can use it as replacement property in a 1031 exchange. That’s why DSTs have become a common path for investors selling appreciated rental property who want to defer the gain without taking on another property to manage.
Key features at a glance
Fractional ownership
Beneficial interest in a trust that owns the property, rather than owning the building yourself.
Professional management
The sponsor handles operations, leasing, maintenance, and reporting. You receive periodic statements and tax forms.
1031-eligible
DST interests qualify as like-kind replacement property under IRC Section 1031.
Accredited investors only
Reg D private placements available exclusively to accredited investors. Not offered to retail investors.
Defined hold period
Most DSTs hold the property 5–10 years before the sponsor sells it. Plan accordingly for liquidity.
Pre-vetted properties
Sponsors complete due diligence and underwriting before the offering opens to investors.
How a DST compares
DST
Direct Ownership
REIT (Public)
Want the full picture?
EXPLORE THE TOPICS
Plain-English education on every part of a 1031 exchange.
1031 Exchange Guide
The 45-day rule, the 180-day rule, identification rules, and the most common mistakes investors make.
The 1031 Process
From property sale to subscription closing - the full timeline in plain English. What you'll experience as an investor at each step.
Sponsor Evaluation Framework
The three tests every accredited investor should run before subscribing to a DST: Credit Discipline, Metro Discipline, Structural Simplicity.
DSTs Explained
How a Delaware Statutory Trust works as 1031 replacement property. Honest pros and cons.
DSTs vs direct ownership, TICs, and REITs.
Sponsor Due Diligence
Questions every accredited investor should ask any DST sponsor before subscribing. Red flags to watch for. How to read SEC filings.
1031 Glossary
Boot, basis, constructive receipt, like-kind, qualified intermediary, reverse exchange, TIC, DST, REIT — every term you'll hear, defined in plain English with examples.
For Financial Advisors
Add DST product to your book without becoming a real estate expert. How DSTs fit into accredited-client portfolios, commission structures, and what it takes to get appointed.
For CPAs & Tax Advisors
Your clients are coming to you with 1031 questions. Here's what they need to know — and how to refer them to a specialist when the situation calls for one.
DST Fees Explained
Acquisition fees, asset-management fees, disposition fees, financing fees. What each one is, why they exist, and how to compare fee structures across sponsors honestly.
Reverse 1031 Exchanges
What happens when you find replacement property before you sell? Reverse exchanges let you buy first, sell second, with strict 180-day rules and a separate IRS playbook.
Failed 1031 Recovery
Your exchange just blew up. Now what? Tax exposure, partial deferral options, and the structural moves that can salvage some, but rarely all, of the deferred gain.
Inherited Property & Step-Up Basis
Heirs of rental property face a different set of tax rules than the original owner. When a 1031 still makes sense, when the step-up makes it unnecessary, and how to decide.
HOW IT WORKS
From property sale to subscription, in four steps.
The IRS gives you exactly 180 days to complete a 1031 exchange. Here's the full path, what happens, when it happens, and what you need ready at each step.
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Engage a QI & sell your property
Sign with a Qualified Intermediary before you close on your relinquished property. Sale proceeds go to the QI, not to you.
What you need ready
QI engagement letter, settlement statement flagged 1031, replacement-property research underway.
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DescIdentify replacement property
Submit written identification to your QI by midnight of Day 45. Choose one rule: 3-property, 200%, or 95%. No extensions, no exceptions.
What you need ready
Property addresses or DST offering names, due diligence complete, your QI's identification form signed.ription text goes here
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Close on replacement property
Your QI funds the purchase from proceeds it has held since Day 0. Acquire equal or greater value and replace debt level (or add cash).
What you need ready
Subscription docs (DST) or purchase contract, lender approval if applicable, title in matching taxpayer name.
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File Form 8824 & hold
Report the exchange on your tax return using IRS Form 8824. Basis from the relinquished property carries forward to the new one.
What you need ready
QI's final closing statement, identification letter, all settlement docs — keep these indefinitely.
Not sure where you are in the process?
Use the calculator at the top of the page, or talk to a specialist who can map your timeline.
Frequently Asked Questions
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Up to 180 days from your sale closing. You have two firm deadlines: Day 45 to identify replacement property in writing to your Qualified Intermediary, and Day 180 to close on it. For DST replacements, subscription paperwork typically takes 5–10 business days, so most DST closings happen well before the 180-day deadline. Direct property exchanges often run closer to the full 180 due to inspection, financing, and title timelines.
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The "like-kind" standard is broad. Almost any real property held for investment or business use qualifies as like-kind to almost any other real property held for the same purpose. A strip center can be exchanged for an apartment building. Raw land for an industrial property. Direct real estate for a DST interest. What does NOT qualify: personal residences, dealer inventory (property held for resale), foreign real estate exchanged for U.S. real estate, and partnership interests.
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A Delaware Statutory Trust (DST) is a legal structure that lets multiple accredited investors hold fractional ownership of institutional-grade real estate — apartment buildings, industrial parks, medical offices, retail centers — through a single trust. Instead of buying a whole building, you buy a beneficial interest in the trust that owns it.
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Yes. The IRS requires a Qualified Intermediary (QI) to hold your sale proceeds throughout the exchange. If you take possession of the funds — even briefly — the exchange is invalid under "constructive receipt" rules and the entire gain becomes taxable. The QI must be engaged before you close on your sale. QIs are not all created equal: ask about segregated accounts, audit history, bonding and insurance, and fee structure before you sign.
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Constructive receipt means you have access to or control over the sale proceeds, even if the money never physically reached you. The IRS treats constructive receipt as actual receipt — and that disqualifies your 1031 exchange. The most common ways investors trigger constructive receipt: asking the closing agent to wire any portion of proceeds to them "for expenses," letting funds sit in their attorney's IOLTA account, or signing for the funds at closing. Avoid this by routing every dollar through your QI from day one.
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DSTs are generally illiquid — most investors hold their interest until the sponsor sells the underlying property, which typically happens 5–10 years after acquisition. There is no public secondary market for DST interests. Some sponsors facilitate private buyouts, but they're rare and usually at a discount. Treat your DST investment as a long-term hold matching the sponsor's projected disposition timeline. If liquidity matters more than tax deferral, a DST may not be the right fit — talk to a specialist about alternatives.
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We share your information only with the registered representative assigned to your geographic region within the Realta Wealth network. We do not sell, rent, or share your information with third-party marketers, list brokers, or unaffiliated sponsors. The information you provide is used to qualify you for accreditation, route you to an appropriate specialist, and follow up on your inquiry. See our Privacy Policy for the full data-handling commitment.
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No. The specialist conversation is free and no-obligation. Specialists are FINRA/SIPC-registered representatives in the Realta Wealth network. They earn compensation only if you eventually subscribe to a securities offering — and that compensation is fully disclosed in the offering documents before you sign anything.
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Yes, to subscribe to a DST. DSTs are Reg D private placements offered exclusively to accredited investors — generally, individuals with net worth above $1 million (excluding primary residence) or income above $200,000 individually / $300,000 jointly for the past two years. The educational content on this site is open to anyone, but a specialist conversation requires accreditation self-attestation.
Panel 3
Title: How is my1031options.com different from other DST sites? Body: Most DST websites are sponsor-controlled marketing channels promoting a single offering. This site is structured as an educational resource — plain-English explanations, honest pros and cons, and a specialist match through the Realta Wealth distribution network. We don't pitch specific deals. We route you to a registered representative who can walk you through your options based on your situation.
Panel 4
Title: What happens if I miss the 45-day identification deadline? Body: The exchange fails. The IRS does not grant extensions, even for natural disasters in most cases. The full gain on your relinquished property becomes immediately taxable. This is why the calculator at the top of this page exists — to make sure you know exactly when your Day 45 falls from the moment you close on your sale. If you're approaching your deadline, talk to a specialist immediately.
Panel 5
Title: Can I do a 1031 exchange on my primary residence? Body: No. Section 1031 applies only to property held for investment or productive use in a trade or business. Personal residences and second homes used as personal property are excluded from 1031 treatment. There are separate tax provisions (Section 121) for primary residences that allow some gain exclusion when you sell — but that's a different mechanism. If you converted a former primary residence to a rental and held it for investment for some period, parts of it may qualify; consult your CPA.
Panel 6
Title: What's the difference between a 1031 exchange and a DST? Body: A 1031 exchange is the tax strategy — IRC Section 1031 lets you defer capital gains tax when you swap one investment property for another like-kind property. A DST (Delaware Statutory Trust) is one type of replacement property you can use inside a 1031 exchange. Many investors use a DST because it provides passive ownership without management responsibility, while still satisfying the like-kind requirement. You can do a 1031 without using a DST, but you can't use a DST as 1031 replacement without doing a 1031.
Panel 7
Title: How long does it take to complete a 1031 exchange? Body: Up to 180 days from your sale closing. You have two firm deadlines: Day 45 to identify replacement property in writing to your Qualified Intermediary, and Day 180 to close on it. For DST replacements, subscription paperwork typically takes 5–10 business days, so most DST closings happen well before the 180-day deadline. Direct property exchanges often run closer to the full 180 due to inspection, financing, and title timelines.
Panel 8
Title: What types of property qualify as "like-kind"? Body: The "like-kind" standard is broad. Almost any real property held for investment or business use qualifies as like-kind to almost any other real property held for the same purpose. A strip center can be exchanged for an apartment building. Raw land for an industrial property. Direct real estate for a DST interest. What does NOT qualify: personal residences, dealer inventory (property held for resale), foreign real estate exchanged for U.S. real estate, and partnership interests.
Panel 9
Title: Do I really need a Qualified Intermediary? Body: Yes. The IRS requires a Qualified Intermediary (QI) to hold your sale proceeds throughout the exchange. If you take possession of the funds — even briefly — the exchange is invalid under "constructive receipt" rules and the entire gain becomes taxable. The QI must be engaged before you close on your sale. QIs are not all created equal: ask about segregated accounts, audit history, bonding and insurance, and fee structure before you sign.
Panel 10
Title: What is constructive receipt and why does it matter? Body: Constructive receipt means you have access to or control over the sale proceeds, even if the money never physically reached you. The IRS treats constructive receipt as actual receipt — and that disqualifies your 1031 exchange. The most common ways investors trigger constructive receipt: asking the closing agent to wire any portion of proceeds to them "for expenses," letting funds sit in their attorney's IOLTA account, or signing for the funds at closing. Avoid this by routing every dollar through your QI from day one.
Panel 11
Title: Can I exit a DST before the property sells? Body: DSTs are generally illiquid — most investors hold their interest until the sponsor sells the underlying property, which typically happens 5–10 years after acquisition. There is no public secondary market for DST interests. Some sponsors facilitate private buyouts, but they're rare and usually at a discount. Treat your DST investment as a long-term hold matching the sponsor's projected disposition timeline. If liquidity matters more than tax deferral, a DST may not be the right fit — talk to a specialist about alternatives.
Panel 12
Title: Is my information shared if I submit a form? Body: We share your information only with the registered representative assigned to your geographic region within the Realta Wealth network. We do not sell, rent, or share your information with third-party marketers, list brokers, or unaffiliated sponsors. The information you provide is used to qualify you for accreditation, route you to an appropriate specialist, and follow up on your inquiry. See our Privacy Policy for the full data-handling commitment.
JSON-LD schema for SEO
After you've added the accordions, paste this into Page Settings → Advanced → Page Header Code Injection for the homepage. This is what makes Google show rich-result expanded answers for your FAQ in search results — and what makes ChatGPT/Perplexity cite your answers in AI responses.
html
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The educational content on this site is open to anyone, but a specialist conversation requires accreditation self-attestation."}}, {"@type":"Question","name":"How is my1031options.com different from other DST sites?","acceptedAnswer":{"@type":"Answer","text":"Most DST websites are sponsor-controlled marketing channels promoting a single offering. This site is structured as an educational resource: plain-English explanations, honest pros and cons, and a specialist match through the Realta Wealth distribution network. We don't pitch specific deals. We route you to a registered representative who can walk you through your options based on your situation."}}, {"@type":"Question","name":"What happens if I miss the 45-day identification deadline?","acceptedAnswer":{"@type":"Answer","text":"The exchange fails. The IRS does not grant extensions. The full gain on your relinquished property becomes immediately taxable. 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Legacy Model
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Most DST websites are sponsor-controlled marketing channels promoting a single offering. This site is structured as an educational resource — plain-English explanations, honest pros and cons, and a specialist match through the Realta Wealth distribution network. We don't pitch specific deals. We route you to a registered representative who can walk you through your options based on your situation.
-
The exchange fails. The IRS does not grant extensions, even for natural disasters in most cases. The full gain on your relinquished property becomes immediately taxable. This is why the calculator at the top of this page exists — to make sure you know exactly when your Day 45 falls from the moment you close on your sale. If you're approaching your deadline, talk to a specialist immediately.
-
No. Section 1031 applies only to property held for investment or productive use in a trade or business. Personal residences and second homes used as personal property are excluded from 1031 treatment. There are separate tax provisions (Section 121) for primary residences that allow some gain exclusion when you sell — but that's a different mechanism. If you converted a former primary residence to a rental and held it for investment for some period, parts of it may qualify; consult your CPA.
-
A 1031 exchange is the tax strategy — IRC Section 1031 lets you defer capital gains tax when you swap one investment property for another like-kind property. A DST (Delaware Statutory Trust) is one type of replacement property you can use inside a 1031 exchange. Many investors use a DST because it provides passive ownership without management responsibility, while still satisfying the like-kind requirement. You can do a 1031 without using a DST, but you can't use a DST as 1031 replacement without doing a 1031.
READY WHEN YOU ARE
Have a 1031 question? Talk to a specialist.
No obligation. No pitch deck. A 20-minute conversation with a registered representative who understands 1031 timing, DST options, and how to map your situation to the right replacement strategy.