1031 exchange 200 rule

1031 Exchange 200 Rule

The 1031 exchange 200 rule is a tax code provision that allows investors to swap one property for another without having to pay capital gains taxes. It’s a valuable tool for investors who want to maximize their profits, and it can be especially helpful in a hot real estate market like the one we’re seeing today.

Here’s what you need to know about the 1031 exchange 200 rules, including how to use it to your advantage.

What is the 1031 exchange 200 rule?

In a 1031 Exchange, the 200% rule refers to the maximum dollar amount that an investor can exchange up for. In order to qualify for a 1031 Exchange, the Investor must identify replacement property or properties within 45 days of the sale of the relinquished property and complete the exchange within 180 days of the sale of the relinquished property.

The replacement property is identified by describing the property in a signed document or by actually purchasing the property. The deadline for identifying replacement property is firm, and if the 45th day falls on a weekend or holiday, the deadline is automatically extended to the next business day.

There are three different types of Replacement Properties: like-kind, downleg, and upleg. Like-kind property refers to a property of the same nature, character, or class. For example, an office building could be exchanged for another office building, but not for a shopping center.

The second type of replacement property, downleg property, is typically used in what is called a “Starker exchange.” A Starker exchange is an exchange in which the relinquished property and the replacement property are both held by different people at the time of the exchange.

In order to qualify as a Starker exchange, the relinquished property must be sold to an unrelated party and the replacement property must be acquired from an unrelated party.

The third and final type of replacement property, upleg property, is when the investor acquires more than one piece of replacement property in exchange.

Buying more than one replacement property in a 1031 exchange?Affordable 1031 Properties Shown On Map Pins 3d Illustration

When looking to purchase more than one property in a 1031 exchange, you must adhere to the 200 percent rule. This rule states that the fair market value of the property or properties you are exchanging must be at least 200 percent of the fair market value of the property or properties you are selling.

Therefore, if you are selling a property for $100,000, you would need to purchase a property or properties worth at least $200,000 in order to complete a 1031 exchange.

When it comes to purchasing multiple properties in a 1031 exchange, there are two main options: the simultaneous exchange and the delayed exchange. In a simultaneous exchange, the sale of the relinquished property and the purchase of the replacement property must occur on the same day. In a delayed exchange, there is a period of time between the sale of the relinquished property and the purchase of the replacement property.

If you plan on purchasing multiple properties in a 1031 exchange, consulting with a qualified intermediary is important early in the process. A qualified intermediary is a neutral third party who assists in facilitating 1031 exchanges. They can provide guidance and assistance throughout the entire process, ensuring that everything is completed correctly and in a timely manner.

Understanding Replacement Properties in a 1031 Exchange

To defer your capital gains taxes, you need to reinvest the proceeds from your sale into “like-kind” property of equal or greater value. But what exactly does that mean? Here, we explain the IRS’s definition of like-kind property and how to find replacement properties that will qualify for a 1031 exchange.

What Is Like-Kind Property?

The IRS defines like-kind property as an investment or business property that is similar enough in nature, character, and use to be considered equivalent. For example, you could exchange one rental property for another or an office building for a retail center. The key is that the new property must be used for the same purpose as the old property.

The like-kind property does not need to be of equal value, but the exchange must be of equal or greater value in order to defer all capital gains taxes. For example, let’s say you sell a rental property for $1 million and use the proceeds to buy a new rental property for $900,000. In this case, you would still owe capital gains taxes on the $100,000 difference.

In order to qualify for a 1031 exchange, you need to identify your replacement property within 45 days of selling your original property and close on the purchase of the new property within 180 days (or before your tax return is due, whichever comes first).

To find replacement properties that will qualify for a 1031 exchange, investors must follow the “200% Rule.” as we previously mentioned. As a reminder, this rule states that an investor must identify two or more potential replacement properties, with a combined value equal to or greater than the value of the exchanged property.

To find these properties, investors can use online resources like the 1031 Property Finder. This website allows users to search for properties by state, price range, and type of property.

Once an investor has found a few potential replacement properties, they should reach out to a qualified intermediary (QI) to help facilitate the exchange. A QI is a neutral third party who holds onto the proceeds from the sale of the original property and facilitates the exchange.

working with a QI, the investor will have to fill out a “Like-Kind Exchange Agreement” which outlines the terms of the exchange. This agreement must be signed by both the investor and the QI.

The last step is to close on the replacement property. The investor will use the proceeds from the sale of the original property, which is being held by the QI, to purchase the new property.

When it comes to 1031 exchanges, the relinquished property value is typically determined by an independent appraiser. However, the IRS may also determine the value of the property if they feel that the appraised value is not accurate.

In order to ensure that the relinquished property value is fair and accurate, it is important to have a professional appraiser assess the property. This will help to provide peace of mind and avoid any potential issues down the road.

Once the exchange is complete, the investor will own two investment properties that can be used for future exchanges down the road.

Why is it necessary to identify replacement property?

If you want to complete a 1031 exchange, you must identify the replacement property that you intend to purchase within 45 days of the sale of your original property. This may seem like a short timeframe, but it is essential in order to keep the 1031 exchange process moving forward.

There are a few different ways that you can identify replacement property. The first way is to simply list the potential properties you want to purchase. This method is typically used when there is only one buyer and multiple properties being considered.

A Multiple Property Identification Notice (MPIN) is the second way to identify replacement property. This notice lists all the properties available for purchase as part of the 1031 exchange.

The third way to identify replacement property is through a Notice of Contract Acceptance (NCA). This notice is used when only one buyer and one property is being considered.

It is important to note that you are not required to purchase all the properties you identify. You can narrow down your choices as you move forward in the process. However, it is essential to have a clear idea of what you are looking for before moving forward with the 1031 exchange.

Identifying replacement property is necessary for several reasons. First, it allows you to keep track of the potential properties that you are interested in. Second, it helps to ensure that you are making progress in the 1031 exchange process. Finally, it allows you to make an informed decision about which property to purchase.

Identifying replacement property is an important step in the 1031 exchange process. By taking the time to do so, you can ensure you are on track to completing a successful exchange.

What is the 95% rule in 1031 exchange?

You may be able to do a 1031 exchange to defer paying taxes on the sale of an investment property. To qualify for this exchange, you must reinvest the proceeds from the sale into a “like-kind” property.

The 95% rule in 1031 exchange states that in order for the exchanged properties to be considered “like-kind”, at least 95% of the value of the new property must be derived from real estate. This means that if you are selling a rental property and want to use the 1031 exchange to purchase a vacation home, it would not qualify as the new property would not be considered like-kind.

However, there are some exceptions to this rule. If the property being exchanged is held for productive use in a trade or business, or for investment, then it can be exchanged for another property that is of a like-kind, even if the new property is not used for the same purpose.

For example, let’s say you own a rental property that you want to sell. You could do a 1031 exchange and purchase a vacant lot as your replacement property. Even though the vacant lot would not be considered “like-kind” under the 95% rule, since it is being purchased for investment purposes, it would still qualify for the 1031 exchange.

The bottom line is that if you want to do a 1031 exchange, make sure you are aware of the rules and regulations in order to avoid any penalties.


  • https://www.investopedia.com/financial-edge/0110/10-things-to-know-about-1031-exchanges.aspx
  • https://www.kiplinger.com/real-estate/1031-exchange-rules-you-need-to-know
  • https://www.forbes.com/advisor/mortgages/real-estate/1031-exchange/
  • https://www.irs.gov/businesses/small-businesses-self-employed/like-kind-exchanges-real-estate-tax-tips
  • https://www.law.cornell.edu/uscode/text/26/1031
  • https://www.accruit.com/blog/1031-exchange-related-party-rules-and-constructive-ownership

About the author

Nathan Tarrant

Nathan has worked in financial services, marketing, and strategic business growth for over 30 years. He was the founder and COO of a Queens award-winning financial services company based in the UK, and a capital investment company in Virginia USA..

He operated as a financial & alternative investment advisor to delegates of the UN, World Health Organization, and senior managers of Fortune 500 companies in Geneva, Switzerland, after the 2008 financial crash.

As an avid investor, especially in alternative investments, he runs this blog Altinvestor.net, sharing his growing experience and views on alternative investments. You can see Nathan's full profile at his personal website nathantarrant.com
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