Services
1031 exchange services, and who does what.
onezero3one is a qualified intermediary. This page shows which kind of exchange fits which situation, and which jobs belong to us, to your closing agent and to your tax and legal advisers.
onezero3one acts as the qualified intermediary for forward (delayed), reverse and improvement (construction) exchanges of investment and business real estate. Every file is reviewed before an exchange agreement is signed, and services are provided only under that agreement. We do not give tax or legal advice.
Which exchange fits your situation
| Your situation | Type | What it involves |
|---|---|---|
| You will sell first, then buy. | Forward (delayed) exchange | The sale proceeds go to the qualified intermediary instead of to you. You identify replacement property in writing within 45 days and buy it within 180 days, or by your tax-return due date if that comes first. |
| You need to buy the next property before the current one sells. | Reverse exchange | An exchange accommodation titleholder acquires and holds one of the properties under Rev. Proc. 2000-37. The arrangement is signed within five business days of that acquisition and has to be completed within 180 days. It costs more than a forward exchange. |
| The replacement property needs building or renovation, paid for with exchange funds. | Improvement (construction) exchange | A titleholder holds the replacement property while the work is done. Only the improvements in place when you take title count as replacement property. |
If you are not sure which applies, the exchange preparation sheet builds a checklist from a few answers, without asking for your email.
Who does what
An exchange has several parties, and each has a job the others cannot do for them.
| Job | Whose it is |
|---|---|
| Deciding whether an exchange suits you, and whether the property and the way you hold it qualify | Your tax advisor or attorney. onezero3one does not give tax or legal advice. |
| The exchange agreement, the assignment of each contract, and the written notices to the other parties | onezero3one prepares them. You review them with your advisers and sign. |
| Holding the sale proceeds between the two closings and delivering them to the purchase | onezero3one, under the exchange agreement. |
| Closing the sale and the purchase: settlement statements, recording, transfer taxes and any state withholding forms | Your closing agent, following the exchange instructions onezero3one sends. |
| Choosing and negotiating the replacement property, and identifying it in a signed writing by day 45 | You, with your broker. onezero3one receives the identification and keeps a dated record. |
| Meeting the 45-day and 180-day deadlines | You. The deadlines are fixed by federal law; onezero3one cannot extend them. |
| Reporting the exchange on Form 8824 and on any state return | Your tax advisor, using the statement of the exchange you receive from onezero3one. |
Process, timing and fees
- How does it start?
- With a short conversation about the sale. We confirm whether onezero3one can act in your exchange, including whether any state requirements apply, and you receive the fee in writing. You then sign the exchange agreement before the sale closes.
- How early should I get in touch?
- Before the sale contract is signed if you can, and in any case before closing: the exchange has to be in place when the property transfers. For a reverse exchange, before you sign the purchase contract. If your closing is days away, see last-minute 1031 exchanges.
- How long does an exchange take?
- The law sets the outer limits. You have 45 days from the sale to identify replacement property and 180 days to acquire it, and the 180 days end sooner if your tax return for the year of the sale is due first and you have not extended it. The deadline calculator shows both dates.
- How are fees determined?
- By the type of exchange and the number of properties. The fee is set out in writing before you sign anything. The standard fee for a forward exchange is published on the fees page; reverse and improvement exchanges are quoted in writing for each transaction.
- Is the tax eliminated?
- No, it is deferred. The gain carries into the replacement property through its basis, and cash or other property you take out of the exchange is taxable.
- Does onezero3one work in my state?
- onezero3one intends to serve owners of investment and business real estate throughout the United States. Some states regulate exchange facilitators, so whether onezero3one can act in a particular exchange is confirmed before an exchange agreement is signed. See states.
Related
Sources
- IRC §1031 (like-kind exchanges of real property; 45-day and 180-day periods) (checked September 30, 2026)
- Treas. Reg. §1.1031(k)-1 (deferred exchanges; identification; qualified intermediary safe harbor; property to be produced) (checked September 30, 2026)
- Rev. Proc. 2000-37 (safe harbor for parking arrangements) (checked September 30, 2026)
- IRS, Instructions for Form 8824 (2025) (checked September 30, 2026)
Not sure which one you need?
Tell us where the sale stands. We confirm whether onezero3one can act in your exchange, and the fee is in writing before you sign anything.
Discuss your exchange