Sell first, then reinvest
IES prepares exchange documents and coordinates the proceeds and replacement-property steps with your closing team.
Qualified Intermediary services1031 Exchange Services for Your Next Property Move
Selling investment property, buying before your sale closes, or planning improvements? Our exchange team coordinates the documents, funds, and closing sequence with your tax advisor, lender, and escrow team.
Start with your sale, purchase, or improvement plan
Qualified Intermediary services, reverse exchanges, and improvement-exchange coordination.
Two affiliated companies handle different parts of the exchange process. Independent Exchange Services, Inc. (IES) acts as Qualified Intermediary. Reverse Exchange Services, Inc. (RES) coordinates titleholding arrangements when the purchase or improvements need to happen before you receive the replacement property.
Buy before you sell
Review titleholding, financing, and both closing dates with RES before the replacement-property purchase closes.
Reverse exchange services
Include construction or improvements
Bring the work plan, budget, lender requirements, and schedule together before the purchase or construction begins.
Improvement exchange servicesEstimate ordinary Day 45 and Day 180 dates
Start with the relinquished-property transfer date, see both planning periods together, and save separate all-day calendar files. The calculator keeps the tax-return due-date limitation beside the ordinary 180th-day date.
Exchange administration built on experience
Independent Exchange Services, Inc. was established in 1980.
1031 Strategies & Services Group brings IES and RES together for property owners and their advisors. Our work includes exchange documentation, funds administration, and coordination with the people handling your sale and purchase.
Review our team's exchange and operational experience and the questions to resolve about exchange funds before choosing your provider.
Early coordination is especially important when a sale is approaching escrow, replacement property has not yet been identified, or an investor needs to preserve flexibility around the 45-day identification period and 180-day exchange period. The team works with clients, CPAs, attorneys, brokers, lenders, and escrow officers so exchange documents, funds, deadlines, and closing instructions are aligned before pressure builds.
Common exchange structures
| Delayed | Sell property and reinvest proceeds through a qualified intermediary. |
|---|---|
| Reverse | Arrange for replacement property to be held in a reverse-exchange structure before your sale closes. |
| Improvement | Plan qualifying work before you receive replacement property, within the applicable exchange period. |
What to clarify before the exchange starts
- TimingWhether the relinquished property is already under contract, whether a replacement property has been identified, and which closing dates are fixed.
- StructureWhether the investor needs a standard Qualified Intermediary, a reverse exchange, an improvement exchange, or a review of several possible transaction paths.
- Funds flowHow sale proceeds will move at closing and how exchange funds should be held, documented, and released under the exchange agreement.
What to expect from the first conversation
- Explain which property may close first.
- Identify the contracts, owners, and closing contacts.
- Discuss the service scope and information still needed.
- Coordinate tax and legal questions with your advisors.
You do not need every document ready to call. Use our start checklist to prepare. A conversation does not open an exchange or establish that a transaction qualifies.
Coordinate the exchange with your advisory team
Documents, closing dates, and funds instructions need to agree.
IES and RES work with brokers, CPAs, attorneys, lenders, title companies, and escrow officers. Bring us into the conversation before closing so exchange instructions can be coordinated with the transaction already underway.
Your tax advisor and attorney remain responsible for tax and legal conclusions. Our professional coordination guide explains the exchange team's role and the information that helps the handoff.
Meet the exchange team
Tell us about your next closing
Start with what you are selling, what you plan to buy, and the next important date. We can discuss whether your inquiry belongs with IES, RES, or your tax and legal advisors.
Explore Bay Area exchange services and California and out-of-state replacement-property planning. For an approaching closing or active deadline, call 888-747-1031.