1031 Exchange
Calculator

A 1031 exchange (named after IRC Section 1031) allows investors to defer capital gains taxes when selling an investment property by reinvesting the proceeds into a like-kind replacement property. The taxes are deferred, not eliminated, but can be deferred indefinitely through successive exchanges.

Boot is any value received in the exchange that is not like-kind property. Common sources: cash taken out of the exchange, mortgage reduction (if new loan is smaller than old loan), and personal property included in the sale. Boot is taxable in the year of the exchange.

Two critical deadlines: 45 days from closing to identify replacement properties (up to 3 properties or any number that total no more than 200% of the sold property value), and 180 days from closing to complete the purchase of the replacement property.

When you sell an investment property, all depreciation deductions taken during ownership are "recaptured" and taxed at 25% (federal). For example, if you claimed $80,000 in depreciation, you owe $20,000 in recapture tax plus capital gains on any appreciation. A 1031 exchange defers both.

Generally no. Properties held primarily for sale (flips) do not qualify for 1031 exchange treatment. The property must be held for investment or productive use in a trade or business. The IRS looks at holding period, intent, and activity pattern.

This is one of the most powerful aspects of 1031 exchanges. At death, heirs receive a stepped-up basis to current market value, effectively eliminating all deferred capital gains and depreciation recapture. This makes 1031 exchanges a legitimate long-term wealth strategy.

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