👻Important Information for Investors Beginning an Exchange

From October 17 – December 31, 2026

If your 1031 exchange is not complete by the due date for your tax return, you may need to file for an extension.

The time frame you have to complete the acquisition of your replacement property ends at midnight on the earlier of: (a) the 180th day after the date you transferred the relinquished property; OR (b) the due date (including extensions) for your income tax return for the taxable year in which the transfer of the relinquished property occurs. (U.S. Treasury Regulations section 1.1031(k)-1(b)(2)).

What does this mean to you?

If your relinquished property sale closes on or after October 17, 2026, your 180-day deadline to acquire replacement property will fall after the common 2026 tax return due date of April 15, 2027.

To have the full 180 days to acquire replacement property, you must file an extension with the IRS for your 2026 tax return and wait to file your return until your exchange is complete.

If you do not file for an extension, you will NOT be able to acquire any replacement property in your exchange after your tax return due date.

Taxpayers may have different tax return due dates. Please consult with your tax advisor to determine your tax return due date, and whether you will need to file for an extension.

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A common misconception is that every taxpayer completing a 1031 exchange must seek full tax deferral. In reality, some taxpayers choose a partially deferred exchange because it better fits their financial goals, liquidity needs, or replacement property strategy.

Partial exchanges are also more common than many investors realize. Ling and Petrova noted that in approximately one-third of exchange transactions, some tax is paid in the year the exchange is completed.¹

In a partial exchange, the taxpayer may reinvest only a portion of the sale proceeds or acquire replacement property with less debt than the relinquished property. This can result in “boot,” which generally refers to cash or other non-like-kind property received in an exchange. Common examples include cash boot, when the taxpayer receives some sale proceeds, or mortgage boot, when the debt on the replacement property is less than the debt paid off on the relinquished property.

While boot is generally taxable, a partial exchange may still provide meaningful tax deferral compared to a fully taxable sale. Taxpayers considering a partial exchange should review their goals and potential tax consequences with their tax and/or legal advisor before closing on the sale of the relinquished property.

¹ Ling & Petrova, The Tax and Economic Impacts of Section 1031 Like-Kind Exchanges in Real Estate (2020), submitted to the Real Estate Research Consortium.

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1031 Basics: Understanding Boot

Boot is any non-like-kind real property received by the taxpayer and is taxable to the extent there is capital gain. “Cash boot” is the receipt of exchange proceeds by the taxpayer. “Mortgage boot”, also sometimes referred to as “debt relief,” is the taxpayer having less debt on the replacement property or properties than they had on their relinquished property. Cash or mortgage boot can be offset by the taxpayer adding outside cash to the replacement property purchase. If the taxpayer wants to receive cash boot, it must be received either at the closing of the relinquished property or after they have purchased all property they are entitled to under the exchange agreement, which is generally the end of the exchange period.

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👋Meet Nikki Hofer, Controller

Nikki has been with API for five years, starting as Banking Supervisor in 2021 and stepping into the Controller role two years ago. She now leads the Banking Department, keeping client funds secure and ensuring wires are accurate and on time.

Outside of work, Nikki stays busy with her two toddlers, spending time with family, walking her dog at the park, and enjoying a good book.

What stands out most? The people.
“Everyone genuinely cares about each other, and we work as a team to serve our clients.”

We’re grateful to have Nikki helping support the secure, timely handling of client funds throughout the exchange process!

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