Let's open doors.™
Your exchange window is short. Your shortlist shouldn't start from zero.
We help 1031 exchange investors identify and close on replacement properties across the St. Louis market — coordinated with your qualified intermediary, on the IRS's timeline.
How It Works
A 1031 exchange, handled in the right order
01
Talk to us before you list
The exchange clock starts the day your relinquished property closes. When we're involved before you list, we can line up your qualified intermediary introduction and start building your replacement shortlist so the deadlines never drive the decision.
02
Sell with the clock in mind
After closing you have 45 days to identify replacement properties and 180 days to close on them. We time the sale-side negotiation with those IRS windows in view, whether we're handling your sale or coordinating with the agent who is.
03
Identify properties that pencil
We model projected rent, expenses, vacancy, financing costs, and net operating income on every candidate — the same analysis-first approach we use with all investors. You identify from a shortlist that already works on paper.
04
Close and hand off ready to perform
We coordinate closing logistics with your intermediary and lender, then connect you with property managers and contractors who specialize in investment property. Your exchange doesn't stop at the deed.
Clear Lanes
Who does what in your exchange
A clean exchange is a three-party effort. Here’s exactly where we fit, and where we don’t.
What we do
The real estate. We help you sell the relinquished property, build and tour the replacement shortlist, run the numbers, negotiate, and close inside your windows — across North County, St. Louis County, and St. Charles County.
What your qualified intermediary does
The exchange mechanics. A QI holds your sale proceeds and executes the exchange documents — IRS rules don't allow you (or us) to touch the funds. We work alongside your QI, or introduce you to established intermediaries if you don't have one yet.
What your CPA and attorney do
The tax treatment. Whether an exchange fits your situation, how depreciation recapture applies, and how the numbers land on your return is their call. We're REALTORS®, not tax advisors — and we stay in our lane.
Replacement Properties
What your proceeds buy in St. Louis
Long-term rentals
Buy-and-hold single-family homes in neighborhoods with consistent tenant demand.
How we work with investors →Small multifamily
Duplexes and small multi-unit buildings across North County and St. Louis County.
Search current listings →Commercial property
Office, retail, and mixed-use — we evaluate deals on cap rate, lease structure, and operating expenses.
Commercial properties →FAQ
1031 exchange questions we hear most
- Yes. Many of our exchange clients are selling elsewhere and buying their replacement property in St. Louis for the cash flow. We handle the St. Louis side and coordinate timelines with your listing agent and qualified intermediary wherever the sale is happening.
- Before you list the property you're selling, ideally. The 45-day identification window is the pressure point of every exchange — the more shortlist work that happens before your sale closes, the less the deadline dictates what you buy.
- No — the intermediary must be an independent party, and we're not one. We work alongside the QI you choose, and if you don't have one yet we can introduce you to established intermediaries our clients have worked with. Your CPA or attorney should confirm the fit.
- That's a question for your CPA or tax attorney, and we'll say so every time. What we can do is show you what your proceeds buy in the St. Louis market and what those properties should produce, so you and your advisors are deciding with real numbers.
- Long-term rental homes, small multifamily, new construction builds, and commercial property across North County, St. Louis County, and St. Charles County. We only present properties whose numbers pencil — the same standard we apply to every investor purchase.
Ready When You Are
Tell us where your exchange stands.
Still deciding whether to sell, mid-listing, or already inside your 45-day window — we’ll meet you where you are and tell you honestly what the St. Louis market offers your proceeds.
Book a Free ConsultationLet's talk exchange strategy.
Tell us your timeline and we'll be in touch within one business day.