The clock doesn't start when you're ready. It starts when you close.
45 days. No extensions.Most investors start planning their exchange the day their property sells. By then, you've already spent time you don't get back. The biggest wins don't come from finding a replacement property in a panic — they come from combining tax-deferred capital with a disciplined acquisition strategy, built before your clock ever starts."Don't Buy the Wrong Property Just to Save the Tax."
Before you sign the closing documents, ask yourself:
Tactics matter once the clock is running. But the investors who come out ahead are the ones who answered these questions before the sale closed — not after.
Have you engaged a Qualified Intermediary — before closing, not after?
Miss this step and the exchange doesn't exist. There's no fixing it retroactively.
Have you started hunting for replacement properties before you sell?
The 45-day clock starts at closing — it doesn't wait for you to start looking.
Do you understand the identification rules — and do you have backups?
One property, one chance. Real discipline means naming more than one candidate.
Is your CPA or tax strategist looped in, or finding out after the fact?
The whole team should know the plan before the sale — not read about it in a 1099.
Are you chasing a tax deferral, or an investment that upgrades your portfolio either way?
If the only reason the deal makes sense is the tax benefit, it's the wrong deal.
Negotiate every replacement property like it's the last property on Earth.
A 1031 exchange should never talk you into a bad property just because the clock is running. The tax deferral is the benefit — the investment still has to be right on its own terms. We underwrite every candidate before it reaches your desk, so the only question left is whether it's the best asset for your portfolio, not whether you'll make the deadline.
Exchange up. Not sideways.
Don't trade a tired asset for another tired asset just to beat the clock. Our active portfolio and off-market pipeline are built for exchanges — pre-underwritten, corporate-backed leases in trade areas we track for appreciation, not just replacement value. Your 1031 should leave you with a stronger asset than the one you sold, not just a like-kind box checked in time.
1031 exchange options.
TFG's replacement bench spans passive credit-tenant income to value-add development positions — matched to your yield, hold period and risk profile.
45 days to identify. 180 to close.
A pre-vetted replacement bench, ready the day you engage — because deferred capital and blown deadlines are not the same thing.
Where our deals come from.
Real-time visibility into the full spectrum of market opportunities — the competitive advantage that lets us move inside a 45-day clock.
Through every step of the exchange.
Pre-Exchange Planning
Structure the exchange and establish the replacement-property acquisition strategy.
Relinquished Property Sale
Close the sale and transfer proceeds directly to the Qualified Intermediary.
Replacement Property Search
Source, evaluate, underwrite and negotiate potential replacement properties.
45-Day Identification
Formally identify qualifying replacement property within the identification period.
Acquisition & Due Diligence
Complete inspections, financial analysis, title, financing and closing preparation.
Replacement Property Acquisition
Acquire the identified replacement property within the applicable 180-day exchange period.
Exchange Completion & Tax Reporting
Complete exchange documentation and report the transaction with your tax professionals.
Numbers that keep your capital deferred.
Same-day response.
Once your clock starts, every hour matters. Our replacement bench is pre-vetted and can be shortlisted the day you engage.
"Our 45-day window landed over the holidays. TFG had a shortlist of NNN replacements on our desk the same afternoon we called."
1031 exchange questions.
Just sold — or about to? Let's get to work.
The earlier we're engaged, the more replacement options we can put on your desk before day 45. Share the timeline and we'll respond same-day.