1031 Exchange

A 1031 exchange is a deadline problem. Forty-five days to identify, one hundred eighty to close, and a replacement property that has to be both suitable and closable inside that window. CIRE Partners runs the real estate side of the exchange — sourcing and closing the replacement asset — alongside the qualified intermediary, CPA, and counsel who handle the tax and custody mechanics.

Since 2010 the firm has closed 423 investment sales totaling $1.99 billion across 33 states, with 302 of those sales in retail and heavily weighted toward net-leased product, which is what most exchange buyers need. CIRE Partners currently has 34 active sale listings and works a continuous off-market pipeline behind them — the reason identification inside 45 days is realistic rather than aspirational.

How the Process Runs

Pre-sale planningThe upleg search starts before the relinquished property closes, not after. We work backward from the projected closing date to set the identification and closing calendar.

Downleg executionWhen CIRE Partners is also selling the relinquished asset, the sale is structured and timed around the exchange, including coordination with the qualified intermediary before escrow closes, since the proceeds cannot pass through your hands.

Identification strategyWe build the identification list against the rule you are using — three-property, 200 percent, or 95 percent — and deliberately include backups that can close quickly if the primary falls out.

Upleg sourcing and underwritingCandidates are screened for exchange suitability specifically: debt replacement requirement, boot exposure, closable timeline, and whether the seller can actually perform inside your window.

Reverse and improvement structuresWhen the right replacement surfaces before the downleg sells, we work with an exchange accommodation titleholder on a reverse structure, and coordinate improvement exchanges where construction is part of the plan.

What You Get

An identification list assembled before the clock starts, replacement candidates screened for debt replacement and closing certainty rather than price alone, backup properties held in reserve, and coordination across your qualified intermediary, CPA, and counsel so the real estate is never the reason an exchange fails. CIRE Partners does not provide tax or legal advice — we make sure the property side is ready when your advisors need it.

How the Process Runs

What You Get

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