|FINRA·SIPC·BrokerCheck VerifiedFor accredited investors selling investment property
Selling Investment Property? You've Got 45 Days. We've Got a Plan.
Find the right DST replacement property before the IRS clock runs out.
The moment your sale closes, the IRS starts a 45-day countdown to identify a replacement property or lose your tax deferral. A Delaware Statutory Trust lets you defer a 20% to 35% capital gains bill, collect monthly passive income, and never manage a tenant again. We'll match you to the right DST options fast, so the clock works for you, not against you.
Find Your DST Options in One Free Conversation
No pressure. No pitch. Just a clear look at what's available for your specific situation, before your 45-day window opens (or closes).
You Have Two Options Right Now. Neither One Is Great.
When you sell an investment property, the IRS gives you a choice:
Option 1
Pay the tax.
On a $1M property with a low cost basis, that's $200,000 to $350,000 gone. Forever. To the government.
Option 2
Rush into a replacement property.
Find something in 45 days. Close in 180. Manage it for another decade. More tenants. More toilets. More calls on Thanksgiving.
There's a third option
A Delaware Statutory Trust lets you defer the entire tax bill, invest in institutional-grade real estate, and collect monthly ACH distributions, without owning, managing, or ever setting foot in the property.
But the 45-day identification window doesn't wait for you to figure it out. That's where we come in.
The 1031 Exchange Timeline, At a Glance
The deadlines are strict. Here's how a DST keeps you protected from both of them.
Tap the image to enlarge.
Three Steps. Clock Stopped. Tax Deferred.
Here's exactly how the process works.
Tell us about your exchange.
Share your timeline, property sale amount, and where you are in the process. 10 minutes. No obligation.
We match you to 2 or 3 vetted DST options.
Not 50 choices. Not a directory. We access offerings from 30+ sponsors, then narrow it down to the 2 or 3 that actually fit your exchange amount, timeline, and risk profile.
You identify, close, and defer the tax.
Your replacement property is identified well inside the 45-day window. The tax bill is deferred. Monthly distributions hit your bank account. You never manage that property, or any DST property, yourself.
What the 1031 Path Actually Looks Like
Three illustrative scenarios.
The following are hypothetical examples for illustration purposes only. They do not represent specific clients or guarantee future results. Individual outcomes will vary based on exchange amount, property type, sponsor performance, and market conditions.
Scenario 1
Already Inside the 45-Day Window
A landlord in his early 60s sells a 12-unit apartment building he's owned for 18 years. His adjusted cost basis is low, and his capital gains exposure is approximately $280,000 if he takes the cash. His 45-day identification window is already running.
Within the first week, he has a consultation and receives 3 pre-vetted DST options matched to his exchange amount and passive income goals. He selects two, a multifamily property in the Southeast and an industrial net-lease asset, and formally identifies both within day 21.
He closes on both DSTs inside the 180-day window. His tax bill: deferred. His tenants: someone else's problem. His calendar: clear.
Scenario 2
Under Contract, Not Yet on the Clock
A couple in their late 50s is selling a commercial rental property they've held for 11 years. They're still 3 weeks from closing, not yet in the 45-day window, but their CPA flagged a DST 1031 exchange as an option worth exploring before the proceeds hit escrow.
They book a strategy session, share their anticipated net proceeds of approximately $650,000, and receive a preliminary shortlist of DST options across two asset classes. When their sale closes, they already know which properties qualify, what the projected distributions look like, and what questions to ask before committing.
They identify their replacement property on day 4. They spend the remaining 176 days doing nothing except waiting for their first ACH distribution.
Scenario 3
Planning Ahead, No Urgency Yet
A real estate investor in her mid-60s manages 7 rental properties across 3 states. She isn't selling everything, just one property that's fully depreciated and generating more headaches than income. She's still 6 months from listing it.
She uses that runway to understand her DST options, vet sponsors, and clarify her income goals before a single day of the exchange clock has started. When she closes the sale, the identification process takes days, not weeks.
Her 1031 exchange amount is $400,000. The capital gains on the sale: deferred entirely. Six months later, she's collecting quarterly statements instead of fielding maintenance calls.
The 45-day clock doesn't pause while you research. Most investors who miss the window pay the tax and regret it for years. Our job is to make sure that doesn't happen to you.
Why Investors Choose an Independent DST Advisor
Most DST "advisors" work for one company. They can only offer you their inventory, whether or not it's right for you. We're different.
Open architecture access
We work with 30+ DST sponsors, Inland, ExchangeRight, Passco, Capital Square, and more, and we're not owned or paid by any of them. You get the right fit, not the most convenient one.
Curated, not overwhelming
We narrow 60+ available properties down to 2 or 3 that match your exchange amount, timeline, and risk tolerance. You make one clear decision, not fifty.
Full fee transparency before you commit
No surprises. No hidden commission stacks. Before you sign anything, you'll know exactly what every party earns and why.
The 45-day specialist advantage
Most investors feel the 45-day window is their biggest source of stress. We treat it as a process problem with a known solution: pre-vetted options, fast matching, no wasted time.
You keep your CPA and attorney
We complement your existing advisors. We never compete with them.
The Investor Who Costs Themselves the Most
(This section exists because you deserve the full picture.)
Here's the pattern we see too often:
An investor sells a rental property. The capital gains exposure is real, $150K, $300K, more. They tell themselves they'll figure out the 1031 later. The 45 days start running. They research DSTs for two weeks but feel uncertain about which sponsor to trust. The window closes.
They write the check to the IRS.
We're not saying that to scare you. We're saying it because we know that's what happens when a great option doesn't feel clear and simple in time. Our job is to make the DST path feel clearer and simpler than paying the tax, because for most investors, it should be.
Questions Accredited Investors Ask Before They Commit
Aren't DST fees high? I've heard 7 to 10%.
Yes, and here's the context. On a $1M exchange, a 7% fee load is $70,000. A 20% capital gains bill is $200,000. The math is straightforward. That said, we believe you should know exactly what you're paying and why, which is why fee transparency is non-negotiable in every conversation we have.
What if I need to get out of the DST early?
DSTs are illiquid, typically with 5 to 10 year hold periods. We will be direct with you about this upfront. If liquidity is a concern, that shapes which options we recommend, or whether a DST is right for your situation at all. We'd rather tell you that in conversation than have you discover it after closing.
How do I know the sponsor is any good?
Sponsor quality matters, a lot. Our due diligence process includes sponsor track record, full-cycle history, reserve fund adequacy, and asset class fundamentals. You get our assessment, not just their pitch deck.
I'm not in my 45-day window yet, is it too early to call?
Not at all. The investors who come out best are the ones who know their DST options before they close the sale. Pre-positioning with vetted options gives you a real advantage on day one of the exchange.
CPA & Attorney Partners
Referring a Client Into a 1031 Exchange?
Nearly half of all successful 1031 exchanges start with a CPA, estate attorney, or real estate attorney who introduces DSTs as an option. If you have a client facing a large capital gains event, we make the process straightforward for you and for them.
No overlap
We handle DST selection and placement. You remain the primary trusted advisor.
Educational resources
Co-branded 1031/DST guides you can share with clients.
Fast response
We understand your client's timeline matters as much as theirs.
Referral tracking
Clear, transparent process from introduction to close.
Tell Us About Your Exchange. We'll Handle the Rest.
Use the form above, or skip the form and call us directly.
In Your 45-Day Window Or Need Urgent Help? Call or Text Now.
Josh Chapin
Breakwater · Licensed DST Specialist
Answered by a licensed DST specialist, not a call center.