Solutions
1031 Exchange Planning
Deferring capital gains on investment property without tripping over the deadlines.
A 1031 exchange lets you defer capital gains tax when you sell investment property and reinvest in another. The concept is straightforward. The execution is not — the timelines are strict, the rules about what qualifies are specific, and a missed deadline turns a deferred gain into a taxable one with no way back.
A missed deadline turns a deferred gain into a taxable one — with no way back.
We help you decide whether an exchange is the right move at all, then keep the pieces coordinated: identification deadlines, the qualified intermediary, replacement property analysis, and how the whole thing fits your broader plan rather than being a tax decision made in a vacuum.
The clock starts at closing
Two deadlines, both unforgiving, both counted from the day you sell.
- Day 0Your property closes — proceeds go to the intermediary, never to you
- Day 45Replacement property formally identified, in writing
- Day 180Purchase closed — or the deferral is gone
The work that decides whether an exchange succeeds happens before Day 0 — candidates scouted, the intermediary engaged, financing lined up. Starting the search on Day 1 is how 45 days becomes a panic.
You're in 1031 territory if…
- You're selling a rental or commercial property with significant appreciation
- You want out of active management but not into a large tax bill
- You've started a sale and the 45-day identification clock is already running
- You're weighing whether to exchange again or finally pay the tax and simplify
What we coordinate
The moving pieces, managed together.
Honest assessment
Whether an exchange beats selling outright — sometimes it doesn't.
Deadline management
The 45-day identification and 180-day closing windows.
Intermediary coordination
The qualified intermediary, engaged before the sale.
Replacement analysis
Candidate properties, including passive structures.
Estate modeling
The deferred gain against your longer-term plan.
CPA & attorney
Coordinated throughout, not consulted after.
A close call
A landlord selling a long-held rental accepted an offer before lining anything up, assuming 45 days was plenty. It wasn't — two candidates fell through inspection and the third couldn't close financing inside the window. The exchange survived only because a backup identification had been filed on day 40. The lesson wasn't about the rules; it was about starting the search before going to market.
Hypothetical scenario for illustration. Not an actual client. Individual circumstances and results differ.
Selling? The clock starts at closing — start before it does.
The two big questions
What are the deadlines?
You generally have 45 days from closing to formally identify replacement property, and 180 days to close on it. Both run from the sale date and are effectively unforgiving, which is why the coordination starts before you sell rather than after.
Does an exchange eliminate the tax?
It defers it, not erases it — the gain carries into the replacement property. Whether deferring is genuinely worthwhile depends on your holding plan and your estate strategy, and sometimes the answer is that paying the tax is the cleaner outcome.
Kingsbury Financial Advisors
Kingsbury Financial Advisors is a full-service comprehensive financial planning and wealth management firm located in Tampa, Florida. Alongside our strategic partnership with the leading comprehensive financial planning firm Caitlin John Private Wealth management, we have all of the necessary resources to support our clients in conquering their financial goals.
What to expect
- 01 Introduction A short conversation about what prompted you to reach out. No preparation needed and nothing to sign.
- 02 Discovery We gather the full picture — accounts, obligations, timelines, and the goals behind them.
- 03 Your plan We walk you through a written plan together, including the trade-offs behind every recommendation.
- 04 Ongoing partnership Regular reviews, proactive tax and planning work, and a direct line when something changes.
Talk through your situation
True wealth is more than money.
Start with a conversation. No cost, no pressure, no obligation to continue.