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1031 exchange qualified intermediary

Your property sale starts with an exchange plan.

A 1031 exchange has to be in place before the sale closes. onezero3one is the qualified intermediary: we prepare the exchange documents, receive the sale proceeds in your place and deliver them to your replacement purchase.

Discuss your exchange

(844) PRO-1031 (844) 776-1031 · Mon–Fri, 9am–6pm Eastern

01 Your situation

Four situations, one next step.

Choose the closest description. None of them decides whether an exchange is available to you: that depends on the facts of the sale and on your tax advisor.

You are planning a sale

This is the easiest time to start. Nothing has to be signed yet, and each step is simple when there is time for it.

  • Ask your tax advisor whether an exchange suits you, and whether the property and the way you hold it qualify.
  • Tell your broker and your closing agent that you intend to exchange, so the sale contract and the closing allow for it.
  • Start looking at replacement property before the sale closes. The 45 days to identify it begin on the closing date.

Discuss your exchange See the checklist

The property is under contract

There is still time, as long as the sale has not closed. The exchange agreement, the assignment of your rights in the sale contract and written notice of that assignment to the buyer all have to be in place on or before the day the property transfers.

  • Send us the closing date and your closing agent’s details, so the exchange documents and closing instructions can be prepared.
  • Do not let the sale proceeds be paid to you, to your attorney or into any account you control.
  • Check that the name on the exchange agreement will match the name on title.

Discuss your exchange Closing within days?

You need to buy before you sell

Buying first is a reverse exchange. It uses a different structure: under Rev. Proc. 2000-37 an exchange accommodation titleholder acquires and holds one of the properties, and the arrangement has to be ready when that purchase closes.

  • Contact us before you sign the purchase contract, or as early as you can before it closes.
  • Ask your lender now whether it will lend to the titleholder’s entity. Not every lender will.
  • Plan the sale as well. Under the safe harbor the exchange has to be completed within 180 days of the titleholder’s purchase, so the property you own normally has to sell within that time.
  • Expect a higher cost than a forward exchange. Reverse exchanges are quoted in writing for each transaction.

Discuss your exchange How a reverse exchange works

The sale has already closed

If the sale closed without an exchange in place, or the proceeds were paid to you or made available to you, the transaction is generally treated as a sale. A completed sale generally cannot be turned into an exchange afterwards, and buying another property later does not change that.

  • If you are not sure the sale has actually completed, or where the money is, ask your closing agent first.
  • If an exchange was set up before closing, the 45 and 180 days are already running. Speak to the qualified intermediary holding the funds and to your tax advisor.
  • Ask your tax advisor how the sale will be taxed, and what to arrange before the next one.

Ask about your situation What happens when an exchange is not in place

02 Our role

What onezero3one does, and what stays with your advisers.

onezero3one facilitates 1031 exchanges for owners of investment and business real estate, and works alongside their tax advisors, attorneys, brokers and closing agents.

onezero3one does

  • Confirm whether it can act in your exchange before anything is signed, including whether any state requirements apply.
  • Prepare the exchange agreement, the assignment of the sale contract and the notice to the buyer.
  • Send your closing agent the exchange instructions.
  • Receive the sale proceeds in your place and hold them for the exchange.
  • Deliver the exchange funds to the closing of your replacement property.

onezero3one does not

  • Give tax or legal advice. Whether an exchange suits you is a question for your tax advisor or attorney.
  • Set or extend the 45-day and 180-day deadlines. They are fixed by federal law.
  • Act without a written exchange agreement.

03 After you contact us

What happens next, and what you receive.

Sending the form commits you to nothing. These are the steps from a first message to a signed exchange agreement.

  1. 01

    A reply

    onezero3one replies by email. Telephone hours are Monday to Friday, 9am to 6pm Eastern.

  2. 02

    A review of your file

    We ask about the property, the parties, the state and the timing, and confirm whether onezero3one can act in this exchange.

  3. 03

    The fee and the documents

    The fee is set out in writing before you sign anything. You receive the exchange agreement, the assignment and the notice to review with your advisers.

  4. 04

    Instructions for closing

    We send your closing agent the exchange instructions, so the proceeds are paid to onezero3one, not to you, at closing.

An inquiry or a conversation does not create an exchange or start any deadline. Qualified intermediary services are provided only under a signed written exchange agreement. onezero3one does not give tax or legal advice, and no one can promise in advance that an exchange will qualify.

04 Discuss your exchange

Tell us where the sale stands.

Four answers are enough to start. If your closing is within days, call instead of writing.

Discuss your exchange

Four answers are enough to start. Everything marked optional can wait. Please do not enter Social Security numbers, account numbers or documents.

Optional details

A sentence or two is enough.

These details are used only to reply to your inquiry; you are not added to a mailing list. Sending this form does not create an exchange, an engagement or any deadline, and onezero3one does not give tax or legal advice. See the privacy notice.

05 Questions

Asked before the first call.

Short answers. The guides go further, with citations.

When does the exchange have to be set up?

Before the sale of the property you are selling closes. The qualified intermediary is assigned into the sale contract and the proceeds are paid to it at closing, so the arrangement has to exist first. If the closing is days away, see last-minute 1031 exchanges.

Do I need to have chosen the replacement property?

No. Replacement property is identified in writing within 45 days after the sale closes, and acquired within 180 days or by the due date of your tax return for the year of the sale, including extensions, if that comes first. What has to exist before closing is the exchange arrangement.

What does it cost?

The fee is set out in writing before you sign anything. The standard fee for a forward exchange is on the fees page; reverse and improvement exchanges are quoted in writing for each transaction.

Is the tax eliminated?

No, it is deferred. In a qualifying exchange the gain carries into the replacement property through its basis, and any cash or other property you take out of the exchange is taxable. Your tax advisor works out what that means for you. How boot works.

Can onezero3one tell me whether I should exchange?

No. onezero3one does not give tax or legal advice. Whether an exchange suits you, and how the rules apply to your property, are questions for your tax advisor or attorney. onezero3one works alongside them.

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.

Updated September 30, 2026 · Approved for publication by onezero3one on September 30, 2026

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