- To identify in writing
- 45days
- To close the purchase
- 180days
- Exchange coordination, from
- $400
Selling investment property and buying the next one. We keep the 45-day and 180-day deadlines on the calendar and the documents in order.
A 1031 exchange lets an investor defer tax by selling business or investment real estate and buying replacement property under federal rules. The rules are strict: a qualified intermediary holds the money, you identify replacement property in writing within 45 days, and you close within 180 days.
We close both sides, work with your qualified intermediary and your CPA, and make sure the contracts, the deeds and the way title is held all line up. We are not tax advisors: your CPA decides the tax side, we make the real estate side match.
Tidemark's attorneys are licensed in South Carolina only. This site explains how things usually work in South Carolina. Real estate rules differ from state to state.
The two clocks
Federal rules, simplified
Both clocks start the day your sale closes and they run at the same time, weekends and holidays included.
- Day 45: identify in writing
- Signed and delivered to your intermediary. Most investors list up to three properties; your intermediary explains the options.
- Day 180: close the purchase
- Or your tax return due date for that year, if it comes first. Your CPA watches that date with us.
- The money never touches you
- Sale proceeds go from our trust account to the qualified intermediary, then to the replacement closing.
Timeline: day 0, the sale closes; day 45, replacement property must be identified in writing; day 180, the replacement purchase must close.
We are not tax advisors. Your CPA decides whether an exchange fits and how it is reported; we make the real estate documents match.
What we handle
-
Exchange-ready contracts
Clauses that let you assign the contract to your qualified intermediary and require the other side to cooperate.
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Relinquished property closing
We close your sale and send the proceeds to the intermediary, never to you.
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Identification review
We check the timing and form of your identification letter before day 45.
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Replacement property closing
Title, survey and closing for the property you buy, with title vested in the same taxpayer that sold.
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Deadline calendar
Day 45 and day 180 on one calendar shared with you, your intermediary and your CPA.
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Reverse and improvement exchanges
We coordinate the real estate work when your intermediary structures a more complex exchange.
Call us when
The earlier we see the paperwork, the cheaper and calmer it tends to be.
Book a consultation- You are listing a rental or commercial property and may buy another
- You already have a buyer and haven't chosen an intermediary
- You are inside the 45-day window and need to identify
- The replacement property is in an LLC and the sale was in your name
- Your CPA mentioned a 1031 and you want the real estate side right
Fees
Your qualified intermediary charges its own fee, and your CPA bills for tax advice. We list both on our estimate so the full cost is visible.
Example figures for this demo
Exchange coordination
Per side, added to the closing fee
$400 to $750 Per side
Residential investment closing
Rental home or condo, per side
$850 to $1,250 Flat fee
Commercial exchange closing
Quoted in writing
$3,500 to $9,000 Written quote
Questions about 1031 exchanges
Can my home qualify?
Generally no. A 1031 exchange is for property held for business or investment, not your personal residence. Your CPA can tell you how mixed-use or vacation property is treated.
Can you be my qualified intermediary?
No. We work alongside an independent qualified intermediary. Federal rules limit who can serve in that role, and we keep the roles separate.
What if I miss the 45-day deadline?
The deadlines are strict and generally can't be extended. That is why we put them on a shared calendar on the day the sale closes.
This page is general information about South Carolina real estate, not legal advice for your situation. Laws change, rules differ by state and facts matter. Reading it does not make Tidemark your lawyer.
Other practice areas
Plan the exchange before the sale closes.
Tell us the property, the deadline and who is involved. We reply within one business day with a written flat fee or a time to talk.