1031 Exchange Properties for Sale

Because the exchange rules reward what NNN delivers. Like-kind is broad — any investment real estate replaces any other — so sellers of management-heavy assets (apartments, self-storage, offices) can trade into corporate-backed leases with zero operations. Add debt-replacement flexibility (NNN financing is standardized), nationwide inventory at every price point for clean identification lists, and closing timelines that fit inside 180 days, and net lease became the exchange industry's default landing spot.

Use the three-property rule strategically: one primary target you've already underwritten, one genuine backup at similar economics, and one safety that will definitely close (even at a slightly worse cap) if both others die. Identify all three formally, in writing, before day 45. The classic failure is identifying one 'sure thing' that falls out of contract on day 60 — at that point your exchange is dead and the tax bill arrives. Backups aren't pessimism; they're the whole strategy.

Before, always. Your 45-day clock starts at your relinquished property's closing, and the best NNN deals go under contract in days. Buyers who start their search at day 1 of the window are choosing from what's left; buyers whose criteria have been circulating for a month before closing walk in with a shortlist already underwritten. We routinely have clients under contract on replacement property within the first two weeks of their window.

Yes — and it's often smart. The 200% rule lets you identify any number of properties totaling up to twice your sale price, so a $3M apartment exit can become two or three NNN deals across different tenants and states: instant diversification of credit, geography, and lease maturities. The mechanics need care (allocating exchange funds and debt across closings), which is exactly the coordination we run with your qualified intermediary.