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Reverse 1031 Exchange · Las Vegas QI

Las Vegas Reverse 1031 Exchange

Acquire replacement property before your Las Vegas 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 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 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 Las Vegas Exchange Structures

Forward Exchange

$799

Improvement Exchange

$1,500

DST Exchange

$799

Las Vegas-Specific Considerations

How Las Vegas treatment intersects with this reverse 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 Reverse Exchange Pricing

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

Flat Fee. No Surprises.

Las Vegas 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 Las Vegas property closes. Nothing out of pocket to start.

Las Vegas Reverse Exchange Questions

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

Simple 1031 forms a single-purpose Nevada LLC to act as the Exchange Accommodation Titleholder. The EAT acquires title to one of the properties (replacement or relinquished) and holds it during the 180-day parking window. Nevada has no state income tax, so EAT activity is not taxable at the state level.
Nevada LLC formation is fast, low cost, and well understood by Las Vegas title companies. We use Nevada EATs for Las Vegas reverse exchanges by default. For non-Nevada properties, we may form the EAT in Delaware or the property state depending on local title and lender requirements.
Many can. Bridge financing for the replacement acquisition during the parking window is common. We coordinate timing and payoff with your lender; loan structuring is between you and the lender.
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 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 Reverse 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 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