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Improvement 1031 Exchange · Las Vegas QI

Las Vegas Improvement 1031 Exchange

Use exchange proceeds to build, renovate, or complete improvements on your replacement property before you take title. The EAT holds title during the 180-day window; improvements must be in place when title transfers.

Start Your Exchange Las Vegas 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 Las Vegas Improvement Exchange Works

Three steps under the Rev. Proc. 2000-37 safe harbor. Improvements are funded through the EAT during the parking window.

1

EAT Acquires Replacement

Simple 1031 forms an EAT LLC that acquires title to your replacement property at the seller's closing. Your relinquished property is sold separately into our segregated escrow.

2

Improvements Funded Through EAT

Exchange proceeds disburse to contractors and vendors through the EAT during the 180-day parking window. You direct the project; we handle the disbursement coordination.

3

Title Transfers At Window Close

By day 180, title transfers from the EAT to you. Real-property value at the moment of transfer (land + improvements completed and in place) is what counts toward your §1031 equality test.

Is a Improvement Exchange Right for You?

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

When It Fits

  • You found land or a property that needs improvement to match your relinquished value
  • Your contractor can complete the work within 180 days
  • You want to use exchange proceeds (otherwise taxable boot) for the improvements
  • Your project is straightforward enough to permit and build inside the safe-harbor window

When to Consider Another Structure

  • Construction will exceed 180 days — only completed-and-in-place improvements count
  • Permitting timelines are uncertain — start the clock too early and you risk failure
  • Replacement property is already complete — a forward or reverse exchange is simpler and cheaper

Other Las Vegas Exchange Structures

Forward Exchange

$799

Reverse Exchange

$1,500

DST Exchange

$799

Las Vegas-Specific Considerations

How Las Vegas treatment intersects with this improvement exchange. Tax topics for your CPA — Simple 1031 handles QI mechanics only.

No Nevada State Income Tax

Nevada has no state income tax on individual capital gains. A §1031 exchange defers federal capital gain and depreciation recapture — there is no separate state tax to defer. Non-resident owners should confirm home-state rules with their CPA.

Headquartered in the Market

Simple 1031 is based at 7339 Mission Hills Drive in Las Vegas. We coordinate directly with the local branches of First American, Fidelity National, Stewart, and Chicago Title Nevada. Typical fund delivery on the day of closing is a same-day wire from our Vegas escrow.

Out-of-State Buyers Welcome

Many Las Vegas investors are based in California, Washington, or Oregon. Cross-state exchanges into Las Vegas are routine. Your home-state CPA should advise on how your state treats the deferred gain, including the California clawback if applicable.

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

Las Vegas Improvement Exchange Pricing

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

Flat Fee. No Surprises.

Las Vegas Improvement Exchange

Build value with exchange proceeds — EAT-structured, 180-day window

$1,500 /exchange
  • EAT LLC formation for improvement parking
  • Construction draw disbursement coordination
  • Segregated escrow for exchange proceeds
  • Contractor lien-waiver coordination
  • 180-day deadline tracking under Rev. Proc. 2000-37
  • Dedicated exchange coordinator
  • $5M Fidelity Bond + $10M E&O Insurance
Get Started

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

Las Vegas Improvement Exchange Questions

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

Often yes — Clark County permitting timelines for typical residential and small commercial work are usually 30-90 days. Substantial multifamily or hospitality projects may exceed 180 days. Coordinate with your GC before starting the exchange clock.
Nevada Revised Statutes Chapter 40 governs construction defects and is your project counsel's domain. Simple 1031 coordinates the §1031 mechanics and disbursement schedule only; we do not advise on construction law.
Same reason as a reverse exchange — the EAT acquires title, holds it during the build, and transfers it at completion. Plus construction-draw coordination during the 180-day window. Flat $1,500 covers all of it.
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 Improvement exchange. Same flat fee in Las Vegas 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 Las Vegas Improvement Exchange

Tell us about your Las Vegas 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 Las Vegas Improvement Exchange?

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

Start Your Exchange Call (725) 224-5008