About 1031 DST
1031 DST is an advisory firm focused on one thing: helping property owners exchange into Delaware statutory trust replacement properties. We're not a generalist wealth firm that also dabbles in real estate. The 45 and 180-day timelines, the seven DST prohibitions, the debt-replacement math, the sponsor diligence. That's the entire job. Decades of combined experience focused on this single problem.
What We Do
Our advisors work with property owners and their professionals on one specific transaction: a 1031 exchange into a Delaware statutory trust. That focus shapes everything we do. We track active DST sponsors and their pipelines on a daily basis. We understand which offerings fit a $400,000 exchange versus a $4 million exchange. We know which sponsors handle tight 45-day timelines well and which ones don’t. We coordinate directly with qualified intermediaries, CPAs, and attorneys to keep an exchange on track through closing.
That specialist focus is why our clients come to us instead of going to their existing advisor. Most generalist wealth firms touch a handful of DST exchanges a year. We work on them every week. The difference shows up in how quickly we can match an exchange to fitting replacement options, how well we understand the documents, and how reliably we hit the IRS deadlines that make or break a 1031 exchange.
How We Work
We’re independent advisors. We don’t represent one DST sponsor or one product line. The replacement properties our advisors put in front of you are chosen from a curated network of active sponsors because they fit your exchange, not because they fit a sales quota.
That independence matters more than it sounds. Many firms in this space are tied to a single sponsor or a narrow shelf of products. When you walk in with a $1.2 million exchange, you get whatever they have on the shelf. Our model is the opposite. We start with your sale, your debt, your timeline, and your goals, and then we look across the active market for replacement properties that actually match.
It also means we sometimes tell clients that a DST 1031 isn’t the right answer for them. If your exchange would be better served by a different replacement strategy, or if the offerings available during your 45-day window don’t fit, we’ll say so directly. We’d rather lose one transaction than recommend an exchange that doesn’t fit.
Who We Serve
Our advisors work with three groups of clients. Each comes in with different goals, but the conversation starts the same way.
Property Owners
Selling a rental, commercial building, or land and wanting to defer the tax while stepping away from active management. We handle the DST 1031 path from pre-sale planning through closing.
Larger Investors
Exchanging $500,000-plus and wanting diversification across multiple DST sponsors, asset classes, and geographies. We build multi-DST allocations that match your debt and equity targets.
CPAs, Attorneys & QIs
Your client is mid-exchange and needs DST replacement options. We coordinate directly with you so the 45 and 180-day deadlines are met without drama.