1031 Exchange & Opportunity Zone Planning
Review the tax requirements and records for a proposed like-kind real estate exchange.
Online service across all 50 states
What this service is
When you sell investment real estate at a gain, a Section 1031 like-kind exchange lets you defer the tax by reinvesting in other investment real estate, if you follow strict rules. You must identify replacement property within 45 days of the sale, close within 180 days, and never take possession of the sale proceeds, which are held by a qualified intermediary. An Opportunity Zone investment is the other main option: it defers the gain when you reinvest it in a Qualified Opportunity Fund. We model both against simply paying the tax, plan the deadlines before you close, and report the result on your return.
Forms & documents involved
What we actually do
Model the tax on the sale
Calculate capital gain, depreciation recapture, and state tax with and without deferral.
Compare deferral options
Weigh a 1031 exchange, an Opportunity Fund investment, and an outright sale on after-tax results.
Map the deadlines
Put the 45-day identification and 180-day closing dates on a calendar from the actual closing date.
Test replacement property
Check that value and debt on the replacement property are high enough to avoid taxable boot.
Coordinate the transaction team
Work with your qualified intermediary, closing attorney, and lender so funds and documents flow correctly.
Report and carry basis forward
Prepare Form 8824 or Form 8997 and update depreciation records for the new property.
Estimate the tax on your sale and your exchange deadlines
See roughly how much tax selling an investment property would trigger, how much a full 1031 exchange could defer, and the two deadlines that start the day you close.
- Total gain
- $678,000
- Depreciation recapture (up to 25%)
- $37,500
- Capital gains tax at 20%
- $105,600
- Net investment income tax
- $25,764
- State tax
- $46,443
- Identify replacement property by (day 45)
- -
- Close on replacement by (day 180)
- -
Estimate only. A CPA will confirm what applies to you.
Plan my exchange with a CPABefore you sign the sale contract
- Engage a qualified intermediary before closing
- Never receive or control the sale proceeds
- Plan to buy equal or greater value and replace the debt paid off
- Identify replacement property in writing within 45 days
- Hold the new property for investment or business use
- Compare an Opportunity Zone investment if you may not find a property
Prices by scope
Compare the work included at each price. Your final scope and fee are confirmed in writing before work begins.
Timeline, identification, and recapture analysis for one exchange.
- Standard exchangeOne relinquished, one replacement property$1,380 per exchange
- Multi-propertySeveral replacement properties or partial boot$2,180 per exchange
- Reverse / improvementReverse or build-to-suit exchangeFrom $3,280 per exchange
Modeling against a 1031 exchange or an outright sale.
- Single sale1031 vs. QOF vs. outright sale$880
- PortfolioSeveral properties or investors$1,580
What You Get
Exchange Timeline Planning
Mapping the 45-day identification and 180-day completion deadlines from the sale date and engaging a qualified intermediary before closing.
Gain, Boot & Recapture Modeling
Calculating the tax that would be due without an exchange, and the taxable portion if cash or debt relief (boot) is received.
Replacement Property Analysis
Testing whether candidate properties meet the value and debt replacement needed to defer the full gain.
Opportunity Zone Comparison
Comparing a Qualified Opportunity Fund investment, deferral, basis step-up after five years, and tax-free growth after ten, against a 1031 exchange.
Reporting on the Return
Preparing Form 8824 for the exchange or Form 8997 for Opportunity Fund investments and carrying basis forward correctly.
- Exchange deadline calendar
- Gain, recapture, and boot calculation
- 1031 vs. Opportunity Zone vs. outright sale comparison
- Form 8824 or Form 8997 reporting on the return
When this service may fit
- You are selling or about to list an investment or business property
- You want to defer capital gains but are unsure which strategy fits
- You invested in an Opportunity Fund before 2027 and need to plan for the 2026 gain
- You plan to take some cash out of a sale while deferring the rest
Often handled together
Clients who use this service often add these. Tick any to see the combined starting price.
How It Works
Sale and goals review before listing or contract
Review the property's history, the planned sale, your reinvestment goals, and whether you have replacement property in mind.
Tax modeling of exchange, Opportunity Zone, and sale options
Model the tax on an outright sale, a 1031 exchange, and an Opportunity Zone investment, including recapture, boot, and state tax.
Deadline management with your intermediary and attorney
Map the deadlines from the expected closing date and coordinate with your qualified intermediary, closing attorney, and lender.
Return reporting and basis records
Report the exchange or Opportunity Fund investment on the return and carry forward basis and depreciation records.
Your Role
Engage a qualified intermediary before closing, never take receipt of sale proceeds, and share contract, closing, and identification documents promptly.
Service Scope
Tax analysis and reporting. Acting as qualified intermediary, legal documentation, property selection, and investment advice on any fund are outside the engagement.
Start 1031 Exchange & Opportunity Zone Planning online
Choose the closest scope and send your request online. We’ll confirm the final work and fee in writing before anything begins.
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