Realty Exchange
Realty Exchange Corporation is a Virginia-based, family-owned Qualified Intermediary founded in 1990 that facilitates IRC Section 1031 tax-deferred real estate exchanges, serving investors and referring real estate agents, attorneys, and CPAs across the Mid-Atlantic and Southeast.
- Company typePrivate
- Founded1990
- HeadquartersGainesville, United States
- Headcount11–50
- GTM typeB2B
- OfferingServices
What Realty Exchange does
Realty Exchange Corporation (dba "Realty Exchange" / "1031.us") is a Virginia-based Qualified Intermediary (QI) founded in 1990 that facilitates IRC Section 1031 tax-deferred exchanges for real estate investors. Headquartered in Gainesville, VA, with an 11-50 person team, the company acts as the neutral third party that holds exchange proceeds in escrow, manages exchange documentation, and enforces the strict IRS timelines (45-day identification, 180-day closing) required to preserve capital gains deferral. It serves investors directly and receives referrals from real estate agents, brokers, attorneys, CPAs, and tax professionals across the Mid-Atlantic and Southeast (Virginia, Maryland, DC, North Carolina, South Carolina, Delaware, and Florida). The company self-describes as the largest exclusive intermediary in the Mid-Atlantic Region and states it has facilitated tens of thousands of exchanges.
The product is a single, focused QI service platform covering standard deferred exchanges plus advanced reverse and improvement exchanges (using Exchange Accommodation Titleholder structures), and Delaware Statutory Trust (DST) replacement-property facilitation. The underlying technology is proprietary escrow-management software supporting the trademarked AlwaysSafe™ escrow security system, which provides a separate FDIC-insured bank account per exchange, individual account registers, a dual-tracking system, 24/7 online client viewing, daily disbursement/deposit validation, monthly audits, and Errors & Omissions insurance. This is supplemented by educational tooling including a Capital Gains Calculator, free process guides, and an IRS Form 8824 workbook published annually since 1991.
The business model is transaction-fee based: the company charges quote-based intermediary fees (not publicly disclosed, stated as competitive with the industry) for facilitating each exchange, and additionally earns interest paid by banks on exchange funds held in escrow. Go-to-market is sales-led and referral-driven, reinforced by content marketing (blog, free guides, calculators), Google Reviews, and sponsorship of accredited 1031 continuing-education classes (e.g., via NVAR). The firm is a third-generation, family-owned business owned by Bill and Jeff Horan (both Certified Exchange Specialists®), with founder Ed Horan as President Emeritus; no external institutional, PE, or VC capital is indicated.
Realty Exchange firmographics
Firmographics- Name
- Realty Exchange
- Legal name
- Realty Exchange Corporation
- Website
- https://1031.us
- Company type
- Private
- Founded year
- 1990
- Operating status
- Operating
- Headcount range
- 11–50 employees
- Short description
- Realty Exchange Corporation is a Virginia-based, family-owned Qualified Intermediary founded in 1990 that facilitates IRC Section 1031 tax-deferred real estate exchanges, serving investors and referring real estate agents, attorneys, and CPAs across the Mid-Atlantic and Southeast.
- Ownership category
- akta.pro rank
Realty Exchange industry classification
Industry- Product category
- Qualified Intermediary Services for 1031 Exchanges
- NAICS
- Title Abstract and Settlement Offices (541191), Offices of Real Estate Agents and Brokers (53121)
- SIC
- Real Estate Agents & Managers (For Others) (6531)
- akta.pro primary industry
- 1031 Exchange Intermediary Services (BPAJAOAL)
- akta.pro secondary industries
- Closing Coordination & Transaction Management (Broker/Agent Support) (BPAJAOAH), Real Estate Fraud Prevention & Compliance Services (KYC/AML, Wire) (BPAJAOAM), Document Preparation & Recording Services (Deeds, Liens) (BPAJAOAG)
Keywords
Where Realty Exchange is headquartered
LocationHeadquarters
- HQ city
- Gainesville
- HQ country
- United States
- HQ region
- North America
Offices1 record
Markets served
Realty Exchange business model
Business model- GTM type
- B2B
- Offering type
- Services
- Cost components
- Personnel, Operations, Technology or R&D, Marketing or Sales, Infrastructure
Revenue model
- Qualified Intermediary Exchange Fees: Fees charged for facilitating 1031 tax-deferred exchanges as a qualified intermediary. The company states fees are competitive with the industry.
- Escrow Interest: Banks pay interest on exchange funds held in escrow accounts.
Go-to-market motion1 record
Distribution channels2 records
Marketing channels6 records
Realty Exchange product offering
Product offeringCore offering
Realty Exchange Corporation acts as a qualified intermediary for IRC Section 1031 tax-deferred exchanges of investment and business real estate, managing exchange agreements, segregated FDIC-insured escrow accounts, the 45-day identification and 180-day closing deadlines, and fund disbursement for standard, reverse, and improvement exchanges. The firm supplements this core service with the trademarked AlwaysSafe™ escrow security system, a capital gains calculator, an annual IRS Form 8824 workbook, contract addendums, DST facilitation, and continuing-education classes.
Product overview
Realty Exchange Corporation operates as a single-product-focused Qualified Intermediary offering a unified 1031 exchange service platform. The core offering is the 1031 Qualified Intermediary Service, which encompasses standard deferred exchanges, reverse exchanges, and improvement exchanges. This is supplemented by educational tools including the Capital Gains Calculator, the 'How To Do A 1031 Exchange Like A Pro' guide, and an annual IRS Form 8824 Workbook. Supporting services include Contract Addendums for relinquished and replacement properties, Delaware Statutory Trust (DST) services, 1031 Exchange Education Classes, and the AlwaysSafe™ Escrow Security system for fund protection. The company has no modular or platform architecture—all services are variations and educational resources built around the single core qualified intermediary function.
Differentiator
Problem solved
Functional benefit
Brands
- AlwaysSafe™: Escrow security system that provides separate FDIC-insured bank accounts for each exchange, 24/7 online viewing, errors and omissions insurance, and daily validation of escrow disbursements and deposits.
Products and services
- 1031 Exchange Qualified Intermediary Services Core qualified intermediary service for IRC Section 1031 tax-deferred exchanges of investment or business real estate, including exchange agreements, segregated escrow accounts, property identification, and fund disbursement to maintain IRS safe-harbor compliance.
- Reverse Exchange Services Advanced 1031 exchange service enabling investors to acquire replacement property before settling on the relinquished property using an Exchange Accommodation Titleholder (EAT) structure.
- Improvement Exchange Services Advanced 1031 exchange service that allows taxpayers to have improvements completed on replacement property before acquisition, financed through exchange escrow funds.
- AlwaysSafe™ Escrow Security Trademarked escrow security system providing each exchange with its own FDIC-insured segregated bank account, 24/7 online viewing, daily validation of disbursements and deposits, monthly audits, individual account registers, and Errors and Omissions insurance.
- Capital Gains Calculator Online tool that estimates the tax impact of selling investment property and calculates reinvestment requirements needed to execute a tax-deferred 1031 exchange.
- Delaware Statutory Trust (DST) Services Guidance and qualified intermediary facilitation for exchanging into Delaware Statutory Trust interests as replacement properties under Section 1031.
- Contract Addendums (Relinquished and Replacement) Legal addenda for sale and purchase contracts documenting the exchanger's intent to do a like-kind exchange, permitting assignment to the qualified intermediary and protecting all parties.
- IRS Form 8824 Workbook Annual workbook published since 1991 to help exchangers complete IRS Form 8824, with line-by-line guidance and exchange expense allocation charts.
- How To Do A 1031 Exchange Like A Pro Guide Free downloadable guide covering the complete 1031 exchange process, exchange strategies, and IRS Form 8824 reporting requirements.
- 1031 Exchange Education Classes In-person and virtual classes covering Section 1031 components, IRS regulations, and qualifying properties, offered for Virginia Real Estate CE credit through organizations such as NVAR.
Quantifiable outcome
- Tens of thousands of successful exchanges facilitated since 1990
- +1 more outcomes
Companies that use Realty Exchange
Customer profileNamed customers6 records
Segments4 records
Ideal customer profiles2 records
Realty Exchange technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
Feature2 records
Realty Exchange partnerships and signals
Strategic signalPartnerships
One partnership is on record.
- Federation of Exchange Accommodators (FEA)coreLong-time member of FEA, the only national trade organization for like-kind exchange professionals. Follows FEA's strict Code of Ethics, enforces ethical standards for qualified intermediaries, requires continuing education, and promotes uniform terminology and standards.
Scale indicators4 records
Realty Exchange competitors and assessment
Company assessmentDirect peers
- IPX1031 (Investment Property Exchange Services): One of the largest U.S. qualified intermediaries, providing 1031 exchange services nationwide with segregated escrow accounts. Directly comparable to Realty Exchange in core QI offering, customer base (real estate investors), and transaction-fee revenue model, but at significantly larger scale.
- First American Exchange Company: Subsidiary of First American Financial Corporation providing qualified intermediary and exchange services. Direct competitor to Realty Exchange in 1031 intermediation with broader national reach and integration with title/escrow services.
- Equity Advantage: Long-standing 1031 qualified intermediary serving investors across the U.S. with exchange processing, escrow, and reverse exchange services. Closely comparable product offering and target customer to Realty Exchange.
- Asset Preservation, Inc. National qualified intermediary specializing in 1031 exchanges, including reverse and improvement structures. Competes with Realty Exchange for the same investor and advisor referral base.
- WFG National Title / National Tax & Exchange Services: Provides 1031 qualified intermediary services alongside title and escrow. Directly comparable QI offering to Realty Exchange, with the added dimension of being embedded in a larger title/settlement platform.
- Exeter 1031 Exchange, LLC: National 1031 exchange services provider offering standard, reverse, and improvement exchanges. Comparable in service breadth and customer profile to Realty Exchange.
Regional players
- Chicago Deferred Exchange Company: Midwest-focused 1031 QI with similar regional/intermediary positioning to Realty Exchange, but primarily serving Illinois and adjacent states rather than the Mid-Atlantic.
Emerging players
- St. John's Capital Group: Smaller-scale 1031 qualified intermediary offering similar exchange services. Comparable niche QI function to Realty Exchange but with smaller footprint and brand recognition.
- RealtyMogul: Online platform enabling real estate investment, including Delaware Statutory Trust offerings often used as 1031 replacement property. Overlaps with Realty Exchange's DST service line and investor base, though RealtyMogul is a sponsor/marketplace rather than a QI.
Others
- Federation of Exchange Accommodators (FEA): National trade association for qualified intermediaries, of which Realty Exchange is a member. Not a competitor but the ecosystem body that sets ethical and educational standards for the QI industry.
Market position
Strengths5 records
Weaknesses5 records
Key risks5 records
Key highlights7 records
Customer concentration
Realty Exchange social profiles
Digital presenceRealty Exchange financial estimates
Financial estimateRevenue estimate
Valuation estimate
Realty Exchange leadership team
Management profileNumber of profiles
Profiles3 records
Realty Exchange funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
Realty Exchange M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about Realty Exchange
What does Realty Exchange do?
Realty Exchange Corporation acts as a qualified intermediary for IRC Section 1031 tax-deferred exchanges of investment and business real estate, managing exchange agreements, segregated FDIC-insured escrow accounts, the 45-day identification and 180-day closing deadlines, and fund disbursement for standard, reverse, and improvement exchanges. The firm supplements this core service with the trademarked AlwaysSafe™ escrow security system, a capital gains calculator, an annual IRS Form 8824 workbook, contract addendums, DST facilitation, and continuing-education classes.
Is Realty Exchange a public or private company?
Realty Exchange is a private company. It is classified as family owned and is currently operating.
When was Realty Exchange founded?
Realty Exchange was founded in 1990. It employs 11 to 50 people.
Where is Realty Exchange based?
Realty Exchange is headquartered in Gainesville, United States, in the North America region.
How does Realty Exchange make money?
Two revenue lines are on record. Qualified Intermediary Exchange Fees are the primary driver. The others are escrow Interest.
Who are Realty Exchange's main competitors?
Direct peers on record are IPX1031 (Investment Property Exchange Services), First American Exchange Company, Equity Advantage, Asset Preservation, Inc., WFG National Title / National Tax & Exchange Services and Exeter 1031 Exchange, LLC. Chicago Deferred Exchange Company is listed as a regional player. Emerging players are St. John's Capital Group and RealtyMogul. Federation of Exchange Accommodators (FEA) is listed as an others.
Does Realty Exchange have an API?
No public API is recorded for Realty Exchange.
What industry is Realty Exchange in?
Realty Exchange's product category is Qualified Intermediary Services for 1031 Exchanges. Its primary akta.pro industry code is BPAJAOAL, 1031 Exchange Intermediary Services, with a secondary code of BPAJAOAH, Closing Coordination & Transaction Management (Broker/Agent Support). Its NAICS code is 541191 and its SIC code is 6531.