Oak1031
A calm, precise 1031 exchange.
We act as your qualified intermediary. We hold the proceeds, prepare the documents, and keep the deadlines in view from first call to final closing.
What a QI does
The independent party that makes deferral possible.
A 1031 exchange lets you defer tax on the gain from selling investment real estate when you buy replacement property. The law requires that you never touch the sale proceeds. A qualified intermediary, or QI, holds them for you.
Prepares the exchange documents
The exchange agreement, assignments, and notices that set up a valid exchange.
Holds the proceeds
Sale funds go from closing straight to the QI and stay there until your replacement closing.
Receives your identification
You deliver your written list of replacement properties to us by day 45.
Funds the replacement
We send the exchange funds to your replacement closing and provide records for your tax return.
The 45/180-day timeline
Two deadlines, running together.
Both periods start the day after your sale closes. They count calendar days, and they do not move for weekends or holidays.
45days
Identification
Identify replacement property in writing, signed, and delivered to the QI by midnight on day 45.
180days
Exchange
Close on the replacement property by day 180, or by your tax return due date for that year if earlier, unless you extend the return.
Deadline calculator
The day your relinquished property transferred.
Day 45
Identification deadline
Enter a closing date to see it.
Day 180
Exchange deadline
Enter a closing date to see it.
Calendar days. Deadlines count every calendar day from closing. They do not move for weekends or holidays.
Tax return due date. The 180-day deadline can come earlier if your tax return due date for the year of the sale, including extensions, falls first.
What you need to start
Ready in one conversation.
You do not need everything at once. These are the items we ask for to open your exchange.
- Your name and how title is held on the property you are selling
- The property address and expected closing date
- Your escrow or title company contact
- Your agent, attorney, or CPA contacts, if you would like us to coordinate
- A copy of the purchase contract, once it is signed
We will never ask you for Social Security numbers, account numbers, or wire details on this website.
How funds are protected
Your money is held carefully, and it moves only on your word.
Where funds are held
[TODO: account type, e.g. segregated qualified escrow or trust account, and the institution name]
Who can move them
[TODO: describe dual-authorization or written-direction controls] Funds are released only to your replacement closing or as you direct in writing.
Bonding and insurance
[TODO: fidelity bond and errors-and-omissions coverage, if applicable. Do not state amounts until confirmed.]
Nevada oversight
Steve Guymon, CPA, serves as our Nevada exchange-facilitator officer. [TODO: confirm licensing language and registration number]
Fees
Pricing.
Contact us for pricing.
Fees are confirmed in writing before your exchange agreement is signed.
FAQ
Exchange questions.
When do I need to engage a qualified intermediary?
Before your sale closes. The exchange agreement has to be in place and assigned into the sale before the closing. If you receive the sale proceeds, even briefly, the exchange generally fails.
What counts as like-kind property?
For exchanges today, real property held for investment or for use in a trade or business. Most real property is like-kind to other real property. A rental house can be exchanged for land or a commercial building. Property held mainly for resale, and your personal residence, do not qualify.
How do the 45-day and 180-day deadlines work?
Both start the day after your sale closes and run at the same time. You have 45 calendar days to identify replacement property in writing, and 180 calendar days to close on it. Deadlines do not move for weekends or holidays. The 180-day period can end sooner if your tax return for that year is due first, unless you file an extension.
How many properties can I identify?
Most investors use the three-property rule: up to three properties of any value. Two other rules allow more properties under specific value limits. We explain each one during onboarding so you can choose with your tax advisor.
Can my real estate agent, attorney, or CPA act as my intermediary?
Generally, no. Someone who has acted as your agent within the past two years, such as your broker, attorney, or accountant, is usually a disqualified person. That is why an independent qualified intermediary is used.
Does Oak531 recommend replacement properties?
No. As your qualified intermediary, we stay independent. We do not recommend, sell, or receive compensation for any replacement property or investment. You and your advisors choose the property.
What happens to my funds during the exchange?
Your sale proceeds go directly from closing to the qualified intermediary and are held until they are sent to the closing of your replacement property. You never receive them. See How funds are protected for the details of how and where funds are held.
Is the full gain deferred?
To defer all of the gain, investors usually buy replacement property of equal or greater value and reinvest all of the net proceeds. Cash or debt reduction you keep, called boot, is generally taxable. Your tax advisor can confirm what applies to you.
Selling soon? Start your exchange before closing.
Open your exchange online in a few minutes. We confirm the details by phone.