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Reverse 1031 Exchange · Florida QI

Florida Reverse 1031 Exchange

Acquire replacement property before your Florida property sells. Simple 1031 forms an Exchange Accommodation Titleholder (EAT) LLC to hold one of the properties during the 180-day parking window.

Start Your Exchange Florida 1031 Hub
$1,500 flat fee Same-day setup $15M total insurance

$5M Fidelity Bond + $10M E&O Insurance

Segregated Escrow Accounts

IRS-Compliant Exchange Documentation

How a Florida Reverse Exchange Works

Three steps under the Rev. Proc. 2000-37 safe harbor. Simple 1031 forms the EAT, holds title, and coordinates the eventual swap.

1

EAT LLC Formed

Simple 1031 forms a single-purpose Exchange Accommodation Titleholder LLC. The EAT will hold title to one of the two properties (replacement or relinquished) during the parking period.

2

Replacement Acquired

You provide cash or bridge financing for the replacement purchase. The EAT takes title (or holds title to your relinquished while you buy replacement directly). The 180-day parking clock starts.

3

Relinquished Sells, Title Transfers

When your relinquished property sells within 180 days, exchange proceeds reimburse your bridge funds and the EAT transfers replacement title to you. The §1031 closes.

Is a Reverse Exchange Right for You?

A short framework. Below that, links to the other three structures.

When It Fits

  • You found the replacement property and need to lock it in now
  • Your existing property has a soft sale timeline or needs marketing
  • You can fund the replacement purchase with cash or bridge debt
  • You can complete both legs within 180 days

When to Consider Another Structure

  • You can sell first and identify within 45 days — a forward exchange is cheaper
  • You need to build on the replacement — consider an improvement exchange (related but distinct)
  • Your relinquished sale will not close within 180 days — the safe harbor expires

Other Florida Exchange Structures

Forward Exchange

$799

Improvement Exchange

$1,500

DST Exchange

$799

Florida-Specific Considerations

How Florida treatment intersects with this reverse exchange. Tax topics for your CPA — Simple 1031 handles QI mechanics only.

No Florida State Income Tax

Florida does not impose a state income tax on individual capital gains. A §1031 exchange defers federal capital gains and depreciation recapture — there is no separate state tax on the gain to defer. Your CPA can confirm the federal treatment on your return.

Documentary Stamp Tax (Transfer Tax)

Florida charges documentary stamp tax on deeds at $0.70 per $100 of consideration ($0.60 in Miami-Dade plus a discretionary surtax on non-single-family). This is a transfer tax handled by your closing agent — it is not an income tax and is not deferred by §1031.

No Florida-Specific 1031 Form

Florida has no state-specific §1031 form because there is no state income tax to track. Federal coordination is handled through Form 8824 on the federal return, prepared by your CPA. Simple 1031 provides the exchange documentation your CPA needs but does not prepare or file tax forms.

Scope note: Simple 1031 LLC is a Qualified Intermediary. We do not provide tax, legal, or investment advice. Work with a qualified Florida CPA for state filings and tax planning, and a real estate attorney for legal questions.

Florida Reverse Exchange Pricing

Flat fee. Same in Florida as anywhere. No hidden charges, no state surcharges.

Flat Fee. No Surprises.

Florida Reverse Exchange

Buy first, sell later — EAT-structured under Rev. Proc. 2000-37

$1,500 /exchange
  • EAT LLC formation & single-purpose structuring
  • Segregated escrow for relinquished proceeds
  • Title and lender coordination during parking
  • 180-day deadline tracking under Rev. Proc. 2000-37
  • Dedicated exchange coordinator
  • IRS-compliant exchange documentation
  • $5M Fidelity Bond + $10M E&O Insurance
Get Started

Fee deducted from exchange proceeds after your Florida property closes. Nothing out of pocket to start.

Florida Reverse Exchange Questions

If you do not find your answer here, call us at (725) 224-5008.

Simple 1031 forms a single-purpose LLC (typically Delaware or Florida) to act as the Exchange Accommodation Titleholder. The EAT acquires title to one of the properties and holds it during the 180-day parking window. Florida documentary stamp tax applies on the deed transfers and is handled by your closing agent.
No state income-tax impact — Florida has no state income tax on the gain. Documentary stamp tax applies on each deed transfer (entry to EAT, transfer to taxpayer at end of window) and is handled by your closing agent.
Yes — subject to your insurance, lender, and title underwriting. The §1031 mechanics are unchanged; coastal and storm-related underwriting is your closing team's responsibility.
No. Under Treasury Regulation §1.1031(k)-1(k), a party you have had a working relationship with in the prior two years — including your attorney or CPA — is a disqualified person and cannot hold exchange proceeds. The IRS requires an independent Qualified Intermediary.
Your exchange proceeds are held in segregated escrow — never commingled with operating funds or other clients' exchanges. Simple 1031 carries a $5M Fidelity Bond and $10M Errors & Omissions Insurance, and our escrow accounts use FDIC-insured banking partners.
Simple 1031 charges a flat $1,500 for the Reverse exchange. Same flat fee in Florida as anywhere else — no state surcharge, no hourly billing. Fee deducted from exchange proceeds after closing.
No. Simple 1031 is a Qualified Intermediary, not a tax advisor. Your CPA prepares Form 8824 and any state-specific filings. We provide the exchange documentation your CPA needs.

Start Your Florida Reverse Exchange

Tell us about your Florida property. We will respond within one business day.

Your information stays confidential. We respond within one business day. Or call now: (725) 224-5008.

Ready to Start Your Florida Reverse Exchange?

Engage Simple 1031 before you close. Flat $1,500 fee. Nothing out of pocket to start.

Start Your Exchange Call (725) 224-5008