A 1031 Exchange is a simple strategy and method for selling one property, that’s qualified, and then proceeding with the acquisition of another property (also qualified) within a specific time frame. The logistics and process of selling a property and then buying another property are practically identical to any standardized sale and buying situation. A 1031 Exchange is unique because the entire transaction is treated as an exchange and not just as a simple sale. It is this difference between “exchanging” and not simply buying and selling which, in the end, allows the taxpayer(s) to qualify for a deferred capital gain treatment. So to say it in simple terms, sales are taxable with the IRS and 1031 exchanges are not.
Why 1031 Exchange?
Any Real Estate property owner or investor of Real Estate, should consider an exchange when he/she expects to acquire a replacement “like kind” property subsequent to the sale of his existing investment property. Anything otherwise would necessitate the payment of a capital gain tax, which can exceed 20-30% when you combine the federal and state tax rates. To make it easy to understand, when purchasing a replacement property (without the benefit of a 1031 exchange) your buying power is reduced to the point that it only represents 70-80% of what it did previously (before the exchange and payment of taxes). Below is a look at the basic concept which can apply to all 1031 exchanges. From the sale of a relinquished real estate property, we should understand this concept so that we can completely defer the realized capital gain taxes. The two major rules to follow are:
- The total purchase price of the replacement “like kind” property must be equal to, or greater than the total net sales price of the relinquished, real estate, property.
- All the equity received from the sale of the relinquished real estate property must be used to acquire the replacement, “like kind” property.
The extent that either of these rules (above) are violated will determine the tax liability accrued to the person executing the Exchange. In any case which the replacement property purchase price is less, there will be a tax responsibility incurred. To the extent that not all equity is moved from the relinquished to the replacement property, there will be tax. This is not to say that the (1031) exchange will not qualify for these reasons. Keep in mind, partial exchanges do, in fact, qualify for a partial tax-deferral treatment. This simply means that the amount of the difference, (if any), will be taxed as a boot or “non-like-kind” real estate property.