For exchange buyers
Replacement property you can identify this week.
Direct-deeded land, no sponsor structure, no load. If your 45-day clock is running, we can have parcel numbers with your QI today.
Why land, and why us
What you get that a DST won't give you.
No fees, no load
You pay no acquisition fee, no sponsor load, and no ongoing management charge. The price of the land is the cost of the deal.
Direct ownership, not a DST
Your name goes on the deed. No pooled interest, no sponsor between you and the asset, no waiting on someone else's exit.
Liquidity and control
You can sell it, subdivide it, lease it, or build on it. A beneficial interest in a trust gives you none of those.
Fast identification and closing
We already own the parcels, so there is no third-party seller to negotiate with. Identification packages go out same-day.
Any budget from $50k to $20M
Most sponsors set minimums that push smaller exchanges out. We deliberately keep the floor low.
Buildable land in growth paths
Zoning, access, and survey are resolved before we list. What you identify is what your CPA can defend.
How it works
Four steps, one clock.
01
Call us with your numbers
Sale price, deadline dates, and target range. Five minutes on the phone.
02
We send matching parcels
Usually same day, with parcel numbers and legal descriptions ready for your QI.
03
You identify inside 45 days
We supply the whole document package as one file so nobody is chasing paperwork.
04
Close inside 180 days
Title company closes it. In practice most of ours close well ahead of the deadline.
1031-eligible right now.
See all eligible landWho this suits
Perfect for exchangers who want
- Real property on the deed rather than a share of a fund
- Something identifiable in days, not weeks of subscription documents
- An asset with no roof, no tenants, and no maintenance calls
- The option to split one exchange across several parcels or states
What your QI and CPA will appreciate
- Parcel numbers and legal descriptions supplied up front
- Title commitment and purchase contract in one package
- A single named contact who answers the phone during the identification window
- Clean, direct-deeded real property with no sponsor structure to unpick
We are not tax advisers and nothing here is tax advice. Whether a specific parcel is like-kind to the property you sold is a question for your CPA and qualified intermediary.
Questions
What exchangers ask us.
Neither. You take direct title to real property and your name goes on the deed. There is no sponsor between you and the land, no ongoing management fee, and no pooled ownership.
Usually yes, and it is the main reason exchangers call us. Because we already own the parcels, there is no third-party seller to negotiate with and no financing contingency to wait on.
Parcel numbers, legal description, purchase contract, and title commitment. We send that package as a single file so your QI is not chasing documents.
Real property held for investment or business use is generally like-kind to other such real property under section 1031, and that ordinarily includes raw land. Your CPA and QI should confirm it for your specific facts — we are not tax advisers.
Roughly $50,000 to $20 million. Smaller exchanges are often the hardest to place elsewhere because sponsors set minimums, so we deliberately keep the floor low.
Yes, and it is common where a buyer wants to spread across states or hold one tract to build on and one purely as an investment.