What’s the Minimum Amount Where a 1031 Exchange Makes Sense?
Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
7e investments53 Reviews
What’s the Minimum Amount Where a 1031 Exchange Makes Sense?
Most Popular Reply
Ricardo R.Pro Member
Property Manager · Michigan Ctr, MI · Member since 2016 · 661 posts · 581 votesHey Chris,
We’ve run into this a bunch with our own deals and clients, so here’s what we’ve actually seen in the real world:
1. Typical Costs for a 1031-
Qualified Intermediary (QI): Usually $800–$1,200 for a single exchange.
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Closing costs + legal: Add another $1–2K depending on the complexity.
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So total, you’re probably out $2–3K all-in for a simple exchange.
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$50K Gain:
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$50K × 20% Fed LTCG tax = $10K taxes.
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$3K in fees = definitely worth it.
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$20K Gain:
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$20K × 20% = $4K taxes.
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$3K in fees = starts to feel borderline—especially if you just want a clean exit.
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Under $15K Gain:
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We’ve seen people skip the 1031 altogether because the tax savings barely outweigh the hassle.
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Most investors we know start considering 1031s seriously when gains hit $40–50K+.
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Heavy users are usually at six figures in gains or doing portfolio consolidation moves (e.g., 3 SFRs into 1 multifamily).
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When they want zero time pressure to find a replacement property.
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When gains are under $20–25K and they’d rather keep life simple.
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When they want to use proceeds for non-real estate purposes—since 1031 locks you into RE.
If it were me:
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$40K+ gain = I’d lean toward a 1031.
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Under $20K = I’d probably just pay the taxes and move on unless it was rolling into a bigger portfolio play.
This is just my opinion and view on it, others might have different criteria for what makes it 'worth it' for them.. I sent you a DM on BP if you are able to assist.
28 Replies
- 1yRicardo R.Pro MemberProperty Manager · Michigan Ctr, MI · Member since 2016 · 661 posts · 581 votes
Hey Chris,
We’ve run into this a bunch with our own deals and clients, so here’s what we’ve actually seen in the real world:
1. Typical Costs for a 1031-
Qualified Intermediary (QI): Usually $800–$1,200 for a single exchange.
-
Closing costs + legal: Add another $1–2K depending on the complexity.
-
So total, you’re probably out $2–3K all-in for a simple exchange.
-
$50K Gain:
-
$50K × 20% Fed LTCG tax = $10K taxes.
-
$3K in fees = definitely worth it.
-
-
$20K Gain:
-
$20K × 20% = $4K taxes.
-
$3K in fees = starts to feel borderline—especially if you just want a clean exit.
-
-
Under $15K Gain:
-
We’ve seen people skip the 1031 altogether because the tax savings barely outweigh the hassle.
-
-
Most investors we know start considering 1031s seriously when gains hit $40–50K+.
-
Heavy users are usually at six figures in gains or doing portfolio consolidation moves (e.g., 3 SFRs into 1 multifamily).
-
When they want zero time pressure to find a replacement property.
-
When gains are under $20–25K and they’d rather keep life simple.
-
When they want to use proceeds for non-real estate purposes—since 1031 locks you into RE.
If it were me:
-
$40K+ gain = I’d lean toward a 1031.
-
Under $20K = I’d probably just pay the taxes and move on unless it was rolling into a bigger portfolio play.
This is just my opinion and view on it, others might have different criteria for what makes it 'worth it' for them.. I sent you a DM on BP if you are able to assist.
- 1yBasit SiddiqiBusiness MemberAccountant · New York, NY · Member since 2015 · 8k+ posts · 3k+ votes
Quote from @Ricardo R.:
Hey Chris,
We’ve run into this a bunch with our own deals and clients, so here’s what we’ve actually seen in the real world:
1. Typical Costs for a 1031-
Qualified Intermediary (QI): Usually $800–$1,200 for a single exchange.
-
Closing costs + legal: Add another $1–2K depending on the complexity.
-
So total, you’re probably out $2–3K all-in for a simple exchange.
-
$50K Gain:
-
$50K × 20% Fed LTCG tax = $10K taxes.
-
$3K in fees = definitely worth it.
-
-
$20K Gain:
-
$20K × 20% = $4K taxes.
-
$3K in fees = starts to feel borderline—especially if you just want a clean exit.
-
-
Under $15K Gain:
-
We’ve seen people skip the 1031 altogether because the tax savings barely outweigh the hassle.
-
-
Most investors we know start considering 1031s seriously when gains hit $40–50K+.
-
Heavy users are usually at six figures in gains or doing portfolio consolidation moves (e.g., 3 SFRs into 1 multifamily).
-
When they want zero time pressure to find a replacement property.
-
When gains are under $20–25K and they’d rather keep life simple.
-
When they want to use proceeds for non-real estate purposes—since 1031 locks you into RE.
If it were me:
-
$40K+ gain = I’d lean toward a 1031.
-
Under $20K = I’d probably just pay the taxes and move on unless it was rolling into a bigger portfolio play.
This is just my opinion and view on it, others might have different criteria for what makes it 'worth it' for them.. I sent you a DM on BP if you are able to assist.
What additional closing costs are you seeing because a 1031 exchange in involved?
Do you see an extra cost from the title company on the sale, purchase or both?
What is it, a charge from the title company?
Basit Siddiqi CPA4.979 Reviews -
- 1moDan H.Pro MemberInvestor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
Quote from @Ricardo R.:
Hey Chris,
We’ve run into this a bunch with our own deals and clients, so here’s what we’ve actually seen in the real world:
1. Typical Costs for a 1031-
Qualified Intermediary (QI): Usually $800–$1,200 for a single exchange.
-
Closing costs + legal: Add another $1–2K depending on the complexity.
-
So total, you’re probably out $2–3K all-in for a simple exchange.
-
$50K Gain:
-
$50K × 20% Fed LTCG tax = $10K taxes.
-
$3K in fees = definitely worth it.
-
-
$20K Gain:
-
$20K × 20% = $4K taxes.
-
$3K in fees = starts to feel borderline—especially if you just want a clean exit.
-
-
Under $15K Gain:
-
We’ve seen people skip the 1031 altogether because the tax savings barely outweigh the hassle.
-
-
Most investors we know start considering 1031s seriously when gains hit $40–50K+.
-
Heavy users are usually at six figures in gains or doing portfolio consolidation moves (e.g., 3 SFRs into 1 multifamily).
-
When they want zero time pressure to find a replacement property.
-
When gains are under $20–25K and they’d rather keep life simple.
-
When they want to use proceeds for non-real estate purposes—since 1031 locks you into RE.
If it were me:
-
$40K+ gain = I’d lean toward a 1031.
-
Under $20K = I’d probably just pay the taxes and move on unless it was rolling into a bigger portfolio play.
This is just my opinion and view on it, others might have different criteria for what makes it 'worth it' for them.. I sent you a DM on BP if you are able to assist.
I think the total costs quoted for the 1031 seem slightly high, but let’s proceed as though they are accurate.
I would argue the break even calculated is not the real break even because you have simply deferred (or moved) the capital gains/depreciation recapture in the 1031 case while paying the associated traditional selling cap gains and depreciation recapture option those fees are gone. This may seem like a subtle difference but it can be huge.
It is my belief that in less than a decade the basis adjustment at death will no longer be an option (I find it surprising it is currently the law). If this comes to pass it really means that the cap gains have only been postponed.
Best wishes
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- 1yBasit SiddiqiBusiness MemberAccountant · New York, NY · Member since 2015 · 8k+ posts · 3k+ votes
I see the cost of a 1031 exchange being around $750 to $1,000 for a straight one for one exchagne. If there is more than a one for one property exchange, there is normally an additional cost of about $250.
I wouldn't consider doing a 1031 exchange unless the tax savings is $8,000+
Another thing to consider is that sometimes, it may be best to let a 1031 exchagne fail if you are not getting a good deal on the purchase. If you are overpaying on the purchase by $8,000, it wipes out the tax savings that you would get.
The last thing to consider is that if you have a property with a low mortgage rate and buying now with a higher rate, the future deal is less likely to be as good of an investment.Basit Siddiqi CPA4.979 Reviews - Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes1y
I did my only one last year. As I swap out of properties I’ve owned 5-10 years and are getting to be a little too old to me, say built before 2000. It gets to be a pretty easy decision on anything you’ve owned almost 10 years with values tripling or quadrupling. I delayed more than $60k in taxes even though I live in a state with no state income tax or it could have been closer to $90k
My TOTAL additional cost was $700 give or take. That was all QI fees, nobody else cared. But let me explain another reason besides trading out old properties, depreciated properties, or switching property locations/types.
If I had moved in to that property and lived there 2 years I could have used sec 121 to avoid 2 years primary / out of 12 years total ownership, or 1/6th, call it $10k. If on the other hand I do a 1031 in to a nice new build property and a couple years later I decide it makes a bad rental. So I move in to it for 2 years. Now I permanently avoid 2/4yrs or 50% of that $60k I would have owed. Basically I saved $15k/yr for living there. After I sell my current primary 100% tax free.
I can’t see a reason not to do a 1031 even if like me you’re “winding down”. I’m still “cheap” enough that I’ll live in a new build for 2 years to save $30k in taxes. It’s just so easy and hassle free I don’t see the downside. But to each their own.
- Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes1y
Ps. After hitting post I went for a walk and the first and only thing I thought of the entire way…
Too bad I didn't know ahead of time or figure out sooner that it would make a bad LTR. I could have tried a furnished STR or MTR the last 6-12 months. Filled the house with high end beds/furniture/linens/kitchen appliances and so on. Then if that didn't work out I could just sell/donate everything in my primary and move straight in. Live and learn. - Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes1y
My gut feeling is 6 figures or at least close to. I have done a few 1031s to systematically upgrade the bottom end of our portfolio and get out of Milwaukee proper. What I find is that I end up paying a little more on the purchase side. It's hard to put a number on it, but could be 5% or so.
We just sold one for 224k and bought a property for 325k, which needs some upgrades. It was a good deal, but not a great deal. However, the suburb is very desirable and I was getting closer to the deadline and just accepted their counter, I think normally I would have negotiated a bit harder.
- 1yHenry ClarkPro MemberDeveloper · Member since 2020 · 4k+ posts · 4k+ votes
OP. Just a different perspective. Would never do a 1031.
We did a reverse 1031. Cost more but it reduces the “timing” stress. A land auction was coming up so we planned to buy at that. Then sale a piece of land, which we could control the timing and also takes out the issue of finding the replacement property under a timetable.
Problem with a Reverse 1031, you have to cover the full cash position until your property is sold. But we have great bank relationships with interest only so no issue.
You can't take profit off the table through the sale since your purchase has to be higher than the sale. Or if lower the difference is 100% taxed as profit. Can always wait after the transaction and take a refi to take cash out if you have enough LTV.
We do more development than outright purchases of existing structures. Speed and flexibility are more important than tax deferral or using Uncle Sam for a loan. Our gains are so high in development these benefits don’t come close.If I was only ever doing just one property at a time and scale just thru that one asset I might use 1031.
Make sure you have all of your documents pulled together and locked away for when you exit the 1031 years later.
- Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes1y
@Marcus Auerbach post about getting out of a city proper brought up another thought. Doing a 1031 to get out of a state with state income tax in to a state without. Or a state that decides it hates landlords. You could be escaping Florida’s escalating insurance, or Texas’ property tax. The neighborhood is doing whatever the opposite of “up and coming” is. Or the it has “up and come” and your ROE is ridiculously low because the value’s have skyrockets. Maybe it’s time to try the USVI? I THINK California is the only one that will chase you down for their cut of your eventual sale.
- Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes1y
Quote from @Bill B.:
@Marcus Auerbach post about getting out of a city proper brought up another thought. Doing a 1031 to get out of a state with state income tax in to a state without. Or a state that decides it hates landlords. You could be escaping Florida’s escalating insurance, or Texas’ property tax. The neighborhood is doing whatever the opposite of “up and coming” is. Or the it has “up and come” and your ROE is ridiculously low because the value’s have skyrockets. Maybe it’s time to try the USVI? I THINK California is the only one that will chase you down for their cut of your eventual sale.
Yes, that makes sense. I would probably leave a State that is landlord-unfriendly faster than one with State income tax, as the potential pain inflicted by the legal system would trouble me more than reasonable taxes. Fortunately, an issue I don't have, so we optimize for max revenue with the lowest possible number of tenants. The trade-off in my case is lower ROE and lower CoC.
- Member since 2022 · 1k+ posts · 1k+ votes1y
Quote from @Marcus Auerbach:
Quote from @Bill B.:
@Marcus Auerbach post about getting out of a city proper brought up another thought. Doing a 1031 to get out of a state with state income tax in to a state without. Or a state that decides it hates landlords. You could be escaping Florida’s escalating insurance, or Texas’ property tax. The neighborhood is doing whatever the opposite of “up and coming” is. Or the it has “up and come” and your ROE is ridiculously low because the value’s have skyrockets. Maybe it’s time to try the USVI? I THINK California is the only one that will chase you down for their cut of your eventual sale.
Yes, that makes sense. I would probably leave a State that is landlord-unfriendly faster than one with State income tax, as the potential pain inflicted by the legal system would trouble me more than reasonable taxes. Fortunately, an issue I don't have, so we optimize for max revenue with the lowest possible number of tenants. The trade-off in my case is lower ROE and lower CoC.
I just sold a million dollar rental in Seattle that was all capital gain. Seattle is the most anti-landlord place in the nation. Yes, I could've re-invested in outer districts but I've got enough to do and a long way to go, and it's insane having all of that equity in a rental. The tax bite hurt 23.8% , but it's one of the better decisions I've made for me. Big relief. If I was younger I'd be long gone and in a more friendly business climate. So there ya go, it's not always all about money.
- 1yBill ExeterBusiness Member1031 Exchange Qualified Intermediary · San Diego, CA · Member since 2008 · 1k+ posts · 1k+ votes
I agree with @Ricardo R. The individual needs to decide what is right for them, but Ricardo did an excellent job of summing it up.
Exchange fees have changed quite a bit over the least couple of years. Fees are usually $1,000 to $1,500.00. Be careful that you are not being penny wise and pound foolish as cheaper providers do not have the safeguards necessary to protect your funds.
There are very few qualified intermediaries that have any kind of regulatory oversight.
Exeter 1031 Exchange Services, LLC and Exeter Trust Company4.726 Reviews - Rental Property Investor · Member since 2018 · 826 posts · 810 votes1yI think it goes beyond straight cost trade-offs. The time-boundary creates pressure that likely offsets the benefit of 1031s when markets are imbalanced. In a buyers market risk is lower, but in sellers market I suspect many have overpaid for their upleg more than the capital gains they are saving. In sellers market I think cap gains need to exceed 6 figs to pay-off. That being said, when there is large depreciation recapture involved the equation changes. So perhaps a combination of 6 figs for depreciation recapture and cap gains combined.
- Property Manager · Erie & Millscreek PA | Maggie Valley & Haywood County NC · Member since 2024 · 264 posts · 118 votes1y
Great question, @Chris Seveney. From what I’ve seen (and personally run into), the “break-even point” really depends on two things: the size of your gain and how complicated your future plans are.
For smaller transactions, I’ve generally heard people say once your gain is at least $75k–$100k, it’s usually worth bringing in a QI. Below that, the fees and hassle can sometimes outweigh the benefit, especially if you don’t plan on rolling it into something long-term.
That said, if you’re looking to keep building your portfolio and avoid the tax hit, even a smaller exchange can make sense. I know a couple of investors who still used 1031s on $40–50k gains simply because they wanted to maximize every dollar and avoid paying Uncle Sam earlier than they had to.
Personally, I think the decision point is less about the dollar amount and more about your long-term strategy. If you’re actively growing and compounding into bigger assets, it makes sense sooner. If you’re more passive or possibly exiting the market, sometimes paying the tax and simplifying is cleaner.
Curious what others consider their cutoff point too.
- 1yCharles ClarkBusiness MemberReal Estate Broker · Milwaukee, WI · Member since 2020 · 306 posts · 209 votes
@Chris Seveney
Great question! In my experience, most investors start seeing real value in a 1031 once gains hit the low-to-mid six figures—that’s when the tax savings often outweigh the costs of a QI. That said, every situation is unique, and the best approach depends on your goals. If you’d like, I can walk you through some numbers based on your property to see if a 1031 makes sense for you.
Raise the Standard RE LLC55 Reviews - 1yBasit SiddiqiBusiness MemberAccountant · New York, NY · Member since 2015 · 8k+ posts · 3k+ votes
I think another thin to take into consideration is how much money you make.
If you make $100,000, saving $10,000 in taxes will be valuable.
If you make $500,000, savng $10,000 in taxes won't be as valuable.Basit Siddiqi CPA4.979 Reviews - 1yDave FosterBusiness MemberQualified Intermediary for 1031 Exchanges · St. Petersburg, FL · Member since 2013 · 9k+ posts · 9k+ votes
@Chris Seveney, this is a valid question, but the answer truly is, it depends on the investor. I've had clients tell me they are happy to defer a thousand bucks from their sale after the exchange fee, and investors who don't mind paying the tax on hundreds of thousands of dollars from the sale. A dollar means something different to each individual.
The 1031 Investor5137 Reviews- Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes1mo
@Dave Foster this is why I asked the question - I am guessing most people don't do this as know one can provide a real world example of their own use case
7e investments53 Reviews
- USA · Member since 2023 · 145 posts · 84 votes1y
@Chris Seveney - Good question. I honestly haven’t seen many 1031 exchanges, I think because of the timing rules. I think the timing rules are very tight. Sometimes it’s nice to just pay the tax and move on without any strings attached or pressure. That’s the qualitative side. Quantitatively, generally will always tell you to 1031 and defer so as many have stated it comes down to personal preference.
- Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes1y
This is all great information. I was curious as looking into options to offer those looking to do 1031 exchange and waas curious at what point its worthwhile - which the response is what I expected.
7e investments53 Reviews - Rental Property Investor · San Francisco Bay Area · Member since 2022 · 1k+ posts · 1k+ votes1y
I briefly looked into doing a 1031 exchange of 3 properties to one property. I sold Property #1 with capital losses (Class C Midwest property with no capital gains). Property #2 will likely sell with losses. I have a huge bucket of passive losses that can only be unlocked by selling since I'm not a real estate professional.
Property #3 will keep for now and I still have the carryover passive losses from Properties #1 and #2. After that if there's still a small amount capital gains, I'll pay the small capital gains tax. The fees I need to pay a Qualified Intermediary or 1031 to a DST (which has fees also) or to find a new property on a time constraint, not worth my stress.
I have a California investor friend who just sold two 4 units out of state and using tax strategy with a CPA, no capital gains even with the depreciation recapture (wasn't owned for long, maybe 4 years, rentals weren't performing great so losses with repair issues, high property taxes and high insurance costs).
- Investor · Fairfax, VA · Member since 2015 · 1k+ posts · 801 votes1y
It depends on what your investing in. For me personally, I am a cash flow investor (not a developer) As you know I'm a big fan of mortgage notes and private credit. These are cash flowing assets of 10-12% and short hold periods. The alternative is to 1031 into a longterm DST earning 5% or struggle to find some other property with upside. In this scenario the higher returns will offset paying the taxes I owe in a short amount of time.
- 1yMichael HaasBusiness MemberReal Estate Agent · Redmond, 🌧️ Seattle Investor-Agent | 🤑 Helped 400+ Clients Invest in Real Estate | 🏘️ Owns 23 WA Rentals & Airbnbs | 🏗️ Built 5 DADU's | 📈 You Can Do It Too · Member since 2016 · 724 posts · 3k+ votes
Great answer @Ricardo R.! In High Cost of Living markets like Seattle, where its hard to identify on a property within 45 calendar days, myself and other investors will sometime skip the 1031 exchange unless the gains are nearly $75k+ ($10 - $15k tax burden). In addition to the costs Ricardo outlined, know that if you fail to identify a property your cash will still be locked up for the full 180 day closing window, which has some serious opportunity costs. We also find that 1031 investors sometimes settle for a less optimal property to meet the tight deadline - another hidden cost. For me those potential downsides mean that I need to have a $10,000 + tax savings on the line to do an exchange, but others might see that differently.
HouseHack Seattle | Michael Haas & Team572 Reviews - 11moAshish AcharyaBusiness MemberCPA, CFP®, PFS · FL · Member since 2017 · 5k+ posts · 3k+ votes
I'm a little late to this party. Lots of great points already shared here.
From a tax perspective, a 1031 exchange usually starts making sense once your combined capital gains and depreciation recapture tax bill would exceed the cost of the exchange, which typically runs around $1,000–$2,000 for most transactions.
For many investors, that break-even point is roughly $20K–$25K in total gain, below that, the savings might not justify the paperwork and fees.
In practice, most exchanges I see start around $50K+ in gain, and they’re almost automatic once the gain hits six figures. The higher your income and tax bracket, the more a 1031 makes sense because you’re likely facing 20% federal capital gains, 25% recapture, plus state tax on top.
INVESTOR FRIENDLY CPA®5241 Reviews - 1moAlyssa MarquezBusiness MemberReal Estate Agent · San Antonio TX / Fort Lauderdale, FL · Member since 2023 · 120 posts · 29 votes
It feels like the break-even on the exchange is not just the values of the properties but what the actual taxable events would cost versus the costs and restrictions of the exchange itself. I would probably calculate what the capital gains and depreciation recapture add up to first and compare to theQI and transaction costs. If there are substantial tax savings and I am already wanting to remain in real estate, a 1031 starts making a lot more sense. A smaller gain may more strongly lend itself to simply paying the taxes to gain the flexibility of placing the proceeds elsewhere.
- 1moDan HandfordPro MemberInvestor · Lexington, SC · Member since 2018 · 779 posts · 501 votes
I do not think one universal dollar threshold captures the real decision. I would compare the estimated tax being deferred with the intermediary and professional costs, the value of maintaining liquidity, and the risk of buying a weaker property under time pressure. A smaller exchange into an excellent replacement may make sense, while a larger deferral should not justify a poor acquisition. Do you find investors make this decision primarily from the size of the gain, or from the actual tax estimate after basis and depreciation are considered?
- Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes1mo
@Chris Seveney
Don’t forget the depreciation recapture. You could literally have a capital loss and still owe $100k in depreciation recapture. If 80% of a $500k property was depreciable. That means if you hold for 27 years and sell for $500k you still owe $100k in recapture.
.
Go up to $1M properties and now you’re at 14 years to owe $100k without a capital gain. My exchange was easy.
Paid $150k sold for $350k held for almost 25 years. So $30k in capital gains tax on $200k PLUS $30k in depreciation recapture on on the $120k I depreciated. I took it as a $60k discount on a new build that was cheaper than existing “used” properties. That’s $60k I didn’t have to borrow. I’m not paying interest on. And if I die goes way. Or if it eventually becomes my new primary and maybe 60% of it goes away. Like being live $35k to live there.
I think if everybody had to write a check for 100% of their taxes a the end of the year. People would hate taxes as much as they say they do.
- Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes1mo
Yes, postponed and not saved. Very important distinction. A 1031 is not that no-brainer people often think it is. The cost nobody is talking about is the premium you pay on your replacement property.
The first question is: do you actually WANT to buy another property? You can make it about the numbers, but I don't think tax strategy should drive your investing strategy. It needs to be the other way around. Maybe you don't want another property and rather invest in paper. Or you want a fast car..
I am just in the middle of an exchange and I am probably looking at a 20k premium on the buy side of the exchange, because I only have 45 days and want a top quality property. So I can't be very opportunistic and wait around for a great deal on top of being a great property. Quality of the asset is more important to me than a "good deal" aka discount.
That's a big hit, but here is why it made sense for me. I am upgrading to a higher quality asset in a higher interest rate environment. By rolling all my equity into the new deal, 180k in this case, I am only financing 40%, which reduces my financing cost dramatically and creates a very healthy cash flow.
In other words, it's not really about not paying taxes and more about repositioning into a better asset for more future appreciation and higher quality tenants, which reduces my mental overhead.
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