1031 exchange advisors · DSTs, cash out DSTs, direct title securities
Breakwater Exchange delivers custom, unique solutions to conventional exchange options. With full transparency and deep due diligence, we put your future first.
Three kinds of sellers come to Breakwater Exchange. Pick yours and go straight to the pages written for it.
Preparing to sell
What the tax would be, how a 1031 exchange works, and the choice between another building and a passive replacement.
Where to startDone with tenants
How owners trade a rental for passive, institutional-grade replacement property without paying the tax on the sale.
The tired-landlord exitComparing DSTs
Browse sample structures, match them to your equity and the loan you are paying off, and request access to the offerings open now.
Open the marketplace previewDST marketplace · Preview
Twelve sample structures show what a DST replacement property looks like. Filter them by your exchange, compare them, and request access to the offerings that are actually open now. Samples are illustrations; current offerings are shared after a short suitability conversation.
Texas metro · Southwest
A stabilised garden-style community in a growing Texas metro, with a non-recourse loan already in place.
Shown with marketplace access
Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.
Interstate logistics corridor · Southeast
A single-tenant logistics building on a long net lease to an investment-grade shipper, held without debt.
Shown with marketplace access
Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.
Six states · Midwest
A portfolio of free-standing stores leased to a national pharmacy chain, spread across several states.
Shown with marketplace access
Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.
Sample offering: a hypothetical illustration of this structure type, not an actual or current offering. Photos are representative of each asset class.
Sponsors we work with
Breakwater Exchange specializes in helping clients navigate 1031 exchanges through personalized solutions and strategic diversification. Whether you’re looking to preserve capital, generate income, or find flexibility, we help you build the right plan.
Institutional-grade properties offering passive income and tax deferral. These are ideal for investors who want turnkey ownership with low involvement and predictable monthly returns.
Learn moreHigh-leverage DSTs designed for investors that desire cash via refinance. Gain liquidity, solve debt issues, and create optionality, all within 1031 compliance.
Learn moreMaintain full control and ownership through a single-member LLC. Offers steady income, flexible exits, and 1031 eligibility without co-ownership or sponsor-led restrictions.
Learn moreBreakwater Exchange offers solutions designed to maximize your investment value while supporting long-term financial planning for real estate investors. Our strategies go far beyond traditional broker offerings.
Generate substantial paper losses early in your investment timeline. These losses may offset passive income and/or capital gains, providing immediate tax benefits without compromising long-term gains.
Learn moreInvest in underserved markets while deferring (and potentially eliminating) capital gains. These funds support social impact and offer powerful long-term tax incentives for patient investors.
Learn moreReplacement property by asset class: what each one is, why we recommend it, and the trade-offs. Current offerings are private placements and are described to you after a conversation, not listed on a public page.
Asset class
At Breakwater Exchange, we help investors tap into the industrial real estate sector with strategic tax-advantaged structures and expert guidance.
View property typeAsset class
Medical office real estate offers consistent, recession-resistant returns for long-term investors. Breakwater Exchange brings clarity and structure to this essential asset class.
View property typeAsset class
Multi-family real estate continues to be one of the most resilient and scalable asset classes in today’s market. At Breakwater Exchange, we help investors take a thoughtful, strategic approach to maximizing its full potential.
View property typeAsset class
Self-storage has emerged as a resilient and adaptive asset class in real estate. Breakwater Exchange connects investors to the sector’s most strategic opportunities.
View property typeAsset class
Aging demographics are driving an urgent demand for senior living investments. Breakwater Exchange equips you with the tools and guidance to enter this sector confidently.
View property typeAsset class
Triple net properties offer consistent income and predictable expenses, ideal for hands-off investors. Breakwater Exchange delivers NNN clarity from day one.
View property typeWant to see what is open to your exchange right now? Browse the sample structures, match them to your equity and debt, and request access; the offerings that fit are shared with you directly.
Request current offeringsTake control of your 1031 exchange or tax strategy with an experienced team that delivers tailored proposals built around your investment goals, timelines, and risk profile.
Our clients receive personalized assistance, backed by over 20 years of experience with vetted partners and sophisticated solutions.
Many brokers operate with limited offerings, hidden fees, and little post-sale support. Without deep due diligence of investment opportunities or regulatory alignment, you’re left exposed, often with poor advice and no representation.
Other brokers often steer clients into DSTs that pay them more, regardless of fit. At Breakwater, we remain conflict-free, prioritizing your strategy, not our commission.
Some brokers operate without a registered broker-dealer, leaving clients vulnerable. Breakwater Exchange works within a fully compliant, regulated framework to protect your interests at every step.
Some firms offer lower commissions upfront, then steer clients into subpar DSTs they control, layering in hidden fees that quietly erode investor returns.
Real exchanges, with the numbers behind them.
Case study
At Breakwater Exchange, we simplify complex 1031 exchanges by creating personalized, diversified solutions for every investor. See how our proven DST strategies made retirement smoother for one Southern California couple.
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Case study
This case study highlights how Breakwater Exchange’s direct title security structure empowered one investor with full ownership, control, and tax-deferral benefits.
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Case study
Discover how Breakwater helped a client save a failed 1031 exchange.
Read morePlain-English guides to the rules, the deadlines, and the structures that keep an exchange on track.
Every IRS disaster release still running on September 30, 2026, the areas it covers, its end date, and how Rev. Proc. 2018-58 can push 45-day and 180-day deadlines.
Read the articleThe IRS publishes next year's brackets, capital gains thresholds and estate exclusion each October. Here is what moves for a property seller, what never moves, and how to plan a closing around it.
Read the article
No rule says replace your mortgage. The rule is that debt paid off at closing counts as money received unless new debt or your own cash covers it. The short version.
Read the articleFree 1031 proposal
Breakwater Exchange’s expert guidance helps you maximize returns while minimizing tax exposure, so you can invest with clarity and confidence.
