1031 Exchange Calculators
Free calculators for sellers of investment property: tax deferred by a 1031 exchange, depreciation recapture, boot, the 45-day and 180-day deadlines, net proceeds and the replacement property you must buy.
Every calculator uses the 2026 federal figures published by the IRS and shows its arithmetic line by line, so your CPA can check it. Enter your own state rate; each state's rules are on the state pages.
The results are illustrations, not advice. When the numbers matter, send them to us and we will model the exchange on your actual sale.
The calculators
Deferral
1031 Exchange Calculator: Tax You Defer and Equity You Keep
Enter the sale, basis, depreciation and loan. See the four federal layers, your state's share, and how much a full exchange keeps working for you.
Open the calculatorRecapture
Depreciation Recapture Calculator
How much of your gain is depreciation, which rate it is taxed at, and what a 1031 exchange does with it.
Open the calculatorBoot
Boot Calculator: Cash and Mortgage Boot on a Partial Exchange
Trade down, take cash or replace less debt and see the boot, the netting rules and the tax on it.
Open the calculatorDeadlines
45-Day and 180-Day Deadline Calculator
Enter the closing date. Get the identification and exchange deadlines, the tax-return trap and the weekend rule.
Open the calculatorSale tax
Rental Sale Tax Calculator With Your State's Rate
Federal layers plus your state's rate on one worksheet, with the withholding states flagged.
Open the calculatorReinvestment
Replacement Property Requirements Calculator: Value, Equity and Debt to Replace
The equal-or-greater tests in dollars, and the debt gap a zero cash flow DST would fill.
Open the calculatorProceeds
Net Proceeds and Exchange Equity Calculator
From contract price to the wire the intermediary will hold.
Open the calculatorAllocation
DST Allocation Planner: Splitting One Exchange Across Trusts
Match equity and debt across trusts with different leverage. No yields, no projections.
Open the calculatorDecision
Exchange vs Sell: 10-Year After-Tax Model
Pay the tax now and reinvest the remainder, or defer it all. Side by side over ten years with your own assumptions.
Open the calculatorMedicare
IRMAA Impact Calculator: What a Rental Sale Does to Medicare Premiums
A one-year gain can raise Part B and Part D premiums two years later. See the tier and the cost, and what deferral avoids.
Open the calculatorWorksheets
Printable sheets to fill in by hand from your own documents, each with a worked example on the page and a PDF we email on request.
DST fees
DST Fee and Load Worksheet: What a $500,000 Exchange Actually Pays
Every fee class a private placement memorandum discloses, where to find it, and a column to turn each one into dollars on your equity.
Open the worksheetReading order
How to Read a DST Private Placement Memorandum in Twenty Minutes
Ten sections in the order that matters, what to note from each, the minutes to give it and a checkbox.
Open the worksheetIdentification
45-Day Identification Planner
The identification letter as a form: your dates, the rule you are using, the properties, the DST line, signature and delivery.
Open the worksheetTimeline
1031 Exchange Timeline Worksheet
From listing to the replacement closing on one page: each step, who does it, the document it produces and a date column.
Open the worksheetComparison
DST Comparison Sheet: Comparing Three Offerings Side by Side
A blank three-column grid of the rows that decide a DST, with a sentence on why each one matters.
Open the worksheetHave a sale in motion?
Tell us what you are selling and when it closes. An advisor will send a free proposal with replacement options that fit your deadlines and your state's rules.
Free 1031 proposal
Access Investment Offerings Other Brokers Can’t Provide
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