Real Estate Consulting
1031 Exchange Education and Coordination in Atlanta
Our 1031 exchange education helps you understand how a like-kind exchange generally works, then keeps documents and deadlines organized among your qualified intermediary, tax professional and attorney.
A 1031 exchange can allow an investor to defer tax when selling one investment or business property and acquiring another of like kind, but only when strict rules and deadlines are followed. Those rules touch the sale, the purchase, how funds are held and how replacement property is identified, which means several professionals are involved at once.
GAP Consulting provides 1031 exchange education and coordination. We explain the general concepts in plain language, such as the role of a qualified intermediary, why sale proceeds should not pass through your hands, and how identification and closing deadlines shape the timeline. We then help you organize the documents and dates and keep communication moving among your qualified intermediary, your tax professional, your attorney, your agent and your lender.
We do not determine whether a property or transaction qualifies, structure the exchange or hold any funds. Those questions belong with your tax professional, attorney and qualified intermediary. Our role is helping you understand the process and making sure nothing important is missed along the way.
Who this is for
- Investors considering selling a rental or business property
- Owners who want exchange basics before meeting their professionals
- Investors already in an exchange who need deadline tracking
- Co-owners coordinating an exchange decision together
- Business owners selling real estate used in their operations
How GAP Consulting helps
Plain-language education
We walk you through the general concepts and vocabulary so your meetings with professionals are more productive.
Question preparation
We prepare a list of questions for your tax professional, attorney and qualified intermediary based on your situation.
Deadline calendar
We build a calendar of identification and closing dates once your professionals confirm them, with reminders along the way.
Document coordination
We track what each party needs, from sale documents to identification forms, and help you deliver it on time.
Exchange record file
We assemble a complete record of the exchange for your tax professional to use at filing time.
How we work
What working together looks like
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Initial Consultation
A conversation about where you are, what is on your mind and what you would like to accomplish.
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Needs Assessment
We review the details, documents and priorities that matter to your situation.
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Strategic Recommendations
You receive clear, practical recommendations and a sensible order for acting on them.
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Implementation Support
We help put the plan in motion, organizing the work and coordinating with the people involved.
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Ongoing Guidance
As your business and life change, we stay available to revisit decisions and keep things on track.
Questions
Frequently asked questions
Have a question that is not answered here? Book a consultation and ask us directly.
Can you tell me whether my sale qualifies for a 1031 exchange?
No. Whether a property or transaction qualifies is a determination for your tax professional and attorney. We can explain the general concepts so you understand the questions they will ask, and we can organize the information they need, such as how the property has been used, ownership details and the expected timeline. That preparation helps them give you a clear answer.
What is a qualified intermediary, and do I need one?
A qualified intermediary is an independent party that typically holds sale proceeds during an exchange and prepares the exchange documents, so the seller does not take receipt of the funds. Whether and how you use one should be confirmed with your tax professional and attorney. GAP Consulting does not serve as a qualified intermediary or hold funds, but we coordinate closely with the one you choose.
Why is timing so important in a 1031 exchange?
Exchanges come with strict deadlines for identifying replacement property and completing the purchase, and those deadlines generally cannot be extended for convenience. Missing one can change the tax treatment of the sale. Your tax professional and qualified intermediary will confirm the exact dates for your transaction, and we build them into a calendar with reminders and track the documents due along the way.
When should I start planning a 1031 exchange?
Ideally before you list the property you plan to sell. Some steps, such as arranging a qualified intermediary, need to happen before the sale closes, and early conversations with your tax professional and attorney give you more room to plan. If you are already under contract, contact us promptly so we can help organize what remains.
Do you help find replacement property for an exchange?
No. Searching for replacement property and negotiating its purchase is the work of your real estate agent. We can help you organize the information you gather about candidate properties, keep the identification paperwork on schedule with your qualified intermediary and use our analysis support so you understand the costs and cash flow of each option before you decide.
Book a Consultation
Schedule a Real Estate Consultation
Schedule a consultation online, or call our Atlanta office. We will listen first, then help you decide on sensible next steps.