You’ve found a better investment opportunity, just not in the same state. Maybe you’re selling a property in California and looking to reinvest in Texas. Or you’re moving equity from a high-tax Northeast market into a growing rental market like DFW. Either way, the question comes up quickly: Can you complete a 1031 exchange in different states? At the federal level, the answer is straightforward. But what most investors don’t realize is that the real complexity begins at the state level,...

You are under contract on your investment property. Your Qualified Intermediary is in place. And now comes the question that trips up more investors than any other part of the identification process: how many replacement properties can you actually identify, and what rules govern that number? The answer is not as simple as "three." The IRS gives investors three distinct frameworks for identifying replacement properties in a 1031 exchange, and the 3 property rule is just the most commonly used...

It is Day 46. Your relinquished property closed six weeks ago, your proceeds are sitting with your Qualified Intermediary, and you never submitted a written identification. If you miss 45 day identification 1031 exchange, here is what you need to know: the window is closed, the IRS will not reopen it, and the financial consequences are immediate. This is not a paperwork technicality. Missing the 45-day identification deadline in a 1031 exchange is a hard, statutory stop that converts your...