1031 Exchange Calculator

Calculate your tax-deferred like-kind exchange. Analyze capital gains deferral, boot received, and replacement property requirements.

Last Updated: June 14, 2026

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What is a 1031 Exchange?

A 1031 exchange, also known as a "like-kind exchange" or "Starker exchange," is a powerful tax strategy that allows real estate investors to defer paying capital gains taxes when selling an investment property. By reinvesting the proceeds into a similar property, you can continue to grow your portfolio without the tax drag that typically erodes investment returns.

Named after Section 1031 of the Internal Revenue Code, this strategy has been used by savvy investors for decades to build substantial real estate portfolios. When done correctly, you can defer taxes indefinitely—and if you hold the property until death, your heirs receive a "stepped-up basis" that can eliminate the deferred taxes entirely.

1031 Exchange Requirements

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45-Day Rule

Identify replacement properties within 45 days of closing on your sale.

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180-Day Rule

Close on your replacement property within 180 days of the sale.

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Like-Kind Property

Exchange any investment real estate for any other investment real estate.

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Equal or Greater Value

Replacement must be equal or greater in price to defer all taxes.

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Qualified Intermediary

Must use a QI to hold funds—you cannot touch the money directly.

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No Personal Use

Properties must be held for investment or business use, not personal.

Understanding "Boot" in 1031 Exchanges

Boot is any portion of the exchange that doesn't qualify for tax deferral. Receiving boot triggers a taxable event, though only for the boot amount—not the entire gain.

Type of Boot	Description	How to Avoid
Cash Boot	Receiving cash from the exchange	Reinvest all proceeds
Mortgage Boot	Debt relief exceeds new debt acquired	Match or exceed prior mortgage
Price Boot	Replacement costs less than relinquished sale	Buy equal or higher value property

Why Use This Calculator?

Planning a 1031 exchange involves complex calculations: adjusted basis, realized gain, boot analysis, and comparing multiple replacement property scenarios. Small mistakes can result in unexpected tax bills. This calculator helps you model your exchange before committing, ensuring you understand exactly how much tax you're deferring and what replacement property requirements you must meet for a fully tax-deferred exchange.

Realized Gain Formula

The realized gain (profit) is calculated by subtracting your adjusted cost basis from the final sale price of the relinquished property.

GainTotal taxable capital gain before the exchange

P_{sale}Net sale price of the relinquished property

P_{purchase}Original purchase price

C_{improvements}Capital improvements made to the property

D_{accumulated}Total depreciation taken over the holding period

Manual Step: Calculating Boot and Deferral

Suppose you sell a property for $500,000 (with an adjusted basis of $300,000) and buy a replacement property for $450,000.

1. Calculate Total Gain

Your total realized profit is $200,000.

\$500,000 - \$300,000 = \$200,000

2. Compare Purchase to Sale

Because the replacement property costs less than the sale price, you have 'Boot'.

\$450,000 < \$500,000

3. Calculate Price Boot

The $50,000 difference is taxable boot.

\$500,000 - \$450,000 = \$50,000

Result

Of your $200k gain, $150k is deferred into the new property, and $50k is taxed this year.

\$150,000 \text{ deferred, } \$50,000 \text{ taxable}

Frequently Asked Questions

What is a 1031 Exchange?

A 1031 exchange, named after Section 1031 of the IRS tax code, allows real estate investors to defer capital gains taxes when selling an investment property by reinvesting the proceeds into a 'like-kind' replacement property. This strategy can be repeated indefinitely, allowing investors to grow their portfolio tax-deferred.

What is 'boot' in a 1031 exchange?

Boot refers to any cash or non-like-kind property received in an exchange that doesn't qualify for tax deferral. Common sources of boot include: receiving cash from the sale, debt relief (if replacement mortgage is less than original), and non-real estate property received. Boot is taxable in the year of the exchange.

What are the deadlines for a 1031 exchange?

There are two critical deadlines: (1) You must identify potential replacement properties within 45 calendar days of selling your relinquished property, and (2) You must close on the replacement property within 180 calendar days of the sale. These deadlines are strict and cannot be extended.

Can I do a 1031 exchange on my primary residence?

No, 1031 exchanges only apply to investment or business properties. Your primary residence, vacation homes (unless rented), and properties held primarily for sale (like fix-and-flips) do not qualify. However, a property can be converted to an investment property by renting it out for a qualifying period.

What qualifies as 'like-kind' property?

For real estate, 'like-kind' is interpreted broadly. Any real property held for investment or business use can be exchanged for any other real property. You can exchange an apartment building for raw land, a retail center for a single-family rental, or a commercial property for an industrial warehouse.

Do I need a Qualified Intermediary (QI)?

Yes, you must use a Qualified Intermediary to facilitate the exchange. The QI holds the proceeds from the sale and uses them to purchase the replacement property. If you take possession of the funds at any point, the exchange is disqualified and all gains become immediately taxable.