1031 Exchange Intermediaries
1031 Exchange Intermediaries is a St. Louis-based qualified intermediary firm founded in 1998 that facilitates Section 1031 tax-deferred exchanges for real estate investors nationwide, delivering simultaneous, deferred, improvement, and reverse exchanges through a human-led compliance practice.
- Company typePrivate
- Founded1998
- HeadquartersSt Louis, United States
- Headcount1–10
- GTM typeB2C
- OfferingServices
What 1031 Exchange Intermediaries does
1031 Exchange Intermediaries is a St. Louis, Missouri-based qualified intermediary (QI) firm founded in 1998 by Jim Davis that facilitates Section 1031 tax-deferred like-kind exchanges for real estate investors across the United States. The company delivers four core exchange service types — simultaneous, deferred forward, improvement (build-to-suit), and reverse exchanges — guided by a branded three-step methodology called the Tax Terminator Process (Consultation, Strategy, Execution). Supporting the human-led practice are lightweight digital tools including a 45/180-day IRS deadline calculator and a capital gains estimator, plus an educational content library (blog, FAQ, glossary) used to drive inbound demand.
The firm has no proprietary technology platform or API; its core capability is specialized regulatory expertise in IRS safe harbor compliance, strict deadline management, and Exchange Accommodation Titleholder (EAT) structuring for complex exchanges. Client funds are held in individual FDIC-insured escrow accounts (up to $250,000 coverage) with $1 million in errors and omissions insurance. Distribution is sales-led and partner-referred, leveraging a network of eight named title companies across Missouri and Illinois plus strategic partners DST Advisors and O'Neill Realty Group, supplemented by general referrals from CPAs, accountants, and attorneys.
The revenue model is professional services fees on a quote-based, per-transaction basis — pricing is not publicly disclosed and clients describe it as "competitive to the market." Multi-year engagement is observed among repeat clients (one client completing multiple property exchanges), and the company offers free initial consultations as the top-of-funnel conversion mechanism. The primary customer segment is individual and commercial real estate investors seeking to defer capital gains and depreciation recapture, with tax professionals, attorneys, and title companies serving as referral channels rather than direct paying customers.
1031 Exchange Intermediaries firmographics
Firmographics- Name
- 1031 Exchange Intermediaries
- Legal name
- 1031 Exchange Intermediaries
- Website
- https://1031xi.com
- Company type
- Private
- Founded year
- 1998
- Operating status
- Operating
- Headcount range
- 1–10 employees
- Short description
- 1031 Exchange Intermediaries is a St. Louis-based qualified intermediary firm founded in 1998 that facilitates Section 1031 tax-deferred exchanges for real estate investors nationwide, delivering simultaneous, deferred, improvement, and reverse exchanges through a human-led compliance practice.
- Ownership category
- akta.pro rank
1031 Exchange Intermediaries industry classification
Industry- Product category
- Qualified Intermediary Services (Tax-Deferred Real Estate Exchange)
- NAICS
- Miscellaneous Intermediation (52391)
- SIC
- Real Estate Agents & Managers (For Others) (6531)
- akta.pro primary industry
- 1031 Exchange Intermediary Services (BPAJAOAL)
Keywords
Where 1031 Exchange Intermediaries is headquartered
LocationHeadquarters
- HQ city
- St Louis
- HQ country
- United States
- HQ region
- North America
Offices1 record
Markets served
1031 Exchange Intermediaries business model
Business model- GTM type
- B2C
- Offering type
- Services
- Cost components
- Personnel, Operations, Marketing or Sales, Others, Infrastructure
Revenue model
- 1031 Exchange Intermediary Services: The company acts as a Qualified Intermediary (QI) facilitating Section 1031 tax-deferred exchanges. Revenue is generated through professional service fees for structuring and executing exchanges, including document preparation, escrow services, and exchange coordination. Services cover simultaneous exchanges, deferred forward exchanges, improvement exchanges, and reverse exchanges.
- Additional Property Pricing Services: Additional property pricing and related transactional services mentioned in client testimonials as part of the service offering.
Pricing tiers
| Model | Billing | Price |
|---|---|---|
| Other | Multi-year contract | Quote-based professional services pricing for 1031 exchange intermediary facilitation |
Go-to-market motion2 records
Distribution channels3 records
Marketing channels7 records
1031 Exchange Intermediaries product offering
Product offeringCore offering
1031 Exchange Intermediaries acts as a Qualified Intermediary (QI) facilitating Section 1031 tax-deferred like-kind real estate exchanges for U.S. investors. The company structures, documents, and holds exchange proceeds in compliance with IRS safe harbor regulations, supporting simultaneous, deferred forward, improvement (build-to-suit), and reverse exchanges. Services include document preparation, escrow management, deadline tracking, and coordination with clients' tax and legal advisors to enable capital gains tax deferral.
Product overview
1031 Exchange Intermediaries is a qualified intermediary service company that facilitates Section 1031 tax-deferred like-kind exchanges for real estate investors. The company offers four core exchange service types: Simultaneous Exchanges, Deferred Forward Exchanges, Improvement Exchanges (construction/build-to-suit), and Reverse Exchanges. The company also provides supporting tools including a 45/180 Day Calculator and Capital Gains Estimator. Their service is delivered through a structured Tax Terminator Process methodology with three steps (Consultation, Strategy, Execution). The company operates nationally, serving investors throughout the United States who are looking to defer capital gains taxes on investment real estate transactions.
Differentiator
Problem solved
Functional benefit
Brands
- Tax Terminator Process: The company's three-step process for executing 1031 exchanges: Consultation, Strategy, and Execution.
Products and services
- 1031 Simultaneous Exchange A direct swap of properties in which the sale of the relinquished property and the purchase of the replacement property occur on the same day, structured as a Section 1031 like-kind exchange for real estate investors.
- 1031 Deferred Forward Exchange The most common type of 1031 exchange, in which the investor sells the relinquished property first and has 45 calendar days to identify replacement properties and up to 180 calendar days to complete the purchase; structured for tax deferral of capital gains and depreciation recapture.
- 1031 Improvement Exchange (Build-to-Suit / Construction Exchange) Allows investors to use sale proceeds to improve or build on a replacement property while deferring capital gains taxes; involves an Exchange Accommodation Titleholder (EAT) to hold title during construction.
- Reverse 1031 Exchange Enables a taxpayer to acquire a replacement property before selling the relinquished property, using an Exchange Accommodation Titleholder (EAT) to hold title; the taxpayer has 180 days from acquisition to complete the sale of the relinquished property.
- 45/180 Day Calculator Online calculator tool that helps real estate investors track critical IRS deadlines, calculating the 45-day identification deadline and the 180-day exchange completion deadline based on the sale date of the relinquished property.
- Capital Gains Estimator Online calculator that estimates potential capital gains tax liability on a property sale and quantifies potential tax savings from utilizing a 1031 exchange, factoring in purchase price, improvements, sale price, debt, and state and federal rates.
- Tax Terminator Process A structured three-step exchange service methodology: (1) Consultation to gather facts and understand goals, (2) Strategy to develop options for deferring tax liability and achieving financial objectives, and (3) Execution to set up the exchange in compliance with IRS safe harbor rules and prepare all required documentation.
Quantifiable outcome
- Deferral of capital gains taxes (typically 15-20%+ federal plus state) on property sales, preserving the full sale proceeds for reinvestment
- +1 more outcomes
Companies that use 1031 Exchange Intermediaries
Customer profileNamed customers5 records
Segments4 records
Ideal customer profiles1 record
1031 Exchange Intermediaries technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
Feature4 records
1031 Exchange Intermediaries partnerships and signals
Strategic signalPartnerships
Twelve partnerships are on record, tiered core and minor.
- Title PartnerscoreMissouri-based title company partner that facilitates property title transfers and ensures required documents are properly executed for 1031 exchange transactions. Listed as a recommended partner in Missouri.
- US TitlecoreMissouri-based title company partner for property title transfer services in 1031 exchange transactions.
- Title ExpertscoreMissouri-based title company partner recommended for 1031 exchange transactions.
- Resolutions TitlecoreMissouri-based title company partner for 1031 exchange title transfer services.
- Title PremierecoreMissouri-based title company partner for St. Louis area 1031 exchange transactions.
- True TitlecoreMissouri-based title company partner for 1031 exchange transactions.
- Community TitlecoreIllinois-based title company partner for 1031 exchange transactions in the Illinois market.
- Serenity TitlecoreIllinois-based title company partner serving the Illinois market for 1031 exchange transactions.
- DST Advisors (Todd Welhoelter)coreCertified DST Advisors firm providing real estate consulting and Delaware Statutory Trust investment advisory services for 1031 exchange clients. Specializes in helping investors identify replacement property opportunities including DST investments.
- O'Neill Realty Group (Cathy O'Neill)coreReal estate consulting group providing strategic guidance for 1031 exchange clients in identifying suitable replacement properties and evaluating market conditions.
- CPAs and Accountants (General Partner Network)minorGeneral network of CPA and accounting firms that provide essential tax advice, ensure IRS compliance, and help optimize tax deferral strategies for 1031 exchange clients. The company works with clients' preferred CPAs throughout the exchange process.
- Attorneys (General Partner Network)minorGeneral network of attorneys providing legal guidance for 1031 exchange transactions, ensuring compliance with applicable laws and regulations, and helping navigate complex contractual obligations and legal pitfalls.
Scale indicators5 records
Recent moves6 records
Expansion highlights4 records
1031 Exchange Intermediaries competitors and assessment
Company assessmentBroad incumbents
- First American Exchange Company: Subsidiary of First American Financial Corporation offering 1031 exchange services as part of a broader title insurance and real estate financial services portfolio. Larger, incumbent competitor with national footprint and brand recognition.
- Fidelity National Title (1031 Exchange Services): Part of Fidelity National Financial's title insurance platform, offering 1031 exchange coordination services. Larger incumbent with cross-sell advantages from national title operations.
Direct peers
- Exchange Resource Group (ERG): National QI firm providing all four 1031 exchange types with a tech-enabled client platform. Directly comparable mid-size competitor with similar nationwide service model.
- Stewart 1031 Services: Affiliate of Stewart Title, providing full-service 1031 exchange facilitation nationwide. Comparable service offering with the backing of a major title insurance underwriter.
- Old Republic Exchange Company: National Qualified Intermediary offering Section 1031 exchange services backed by Old Republic Title. Direct competitor in QI services with institutional title underwriter backing.
- Asset Preservation Inc. National Qualified Intermediary specializing in 1031 exchanges, DSTs, and tenant-in-common investments. Directly competes in the same niche with a more extensive partner network and tech-enabled client portal.
- 1031 Services Inc. (Equity Advantage): Long-standing qualified intermediary offering full-service 1031 exchange facilitation across the U.S. Comparable independent niche competitor with similar service breadth.
- IPX1031 (Investment Property Exchange Services): One of the largest independent qualified intermediaries in the U.S., offering simultaneous, deferred, reverse, and improvement 1031 exchanges nationwide. Directly comparable in service menu and target customer (real estate investors) with materially larger scale.
Emerging players
- WFG National Title Insurance Company: Title underwriter with growing 1031 exchange facilitation capability and partnership orientation. Operates in a comparable niche with partial overlap to the QI service offering.
Others
- DST Advisors: Real estate consulting firm specializing in Delaware Statutory Trust and 1031 replacement property advisory. Functions as a referral partner to QI firms like 1031 Exchange Intermediaries rather than a direct competitor.
Market position
Strengths4 records
Weaknesses5 records
Competitive moat5 records
Key risks5 records
Key highlights6 records
Customer concentration
1031 Exchange Intermediaries social profiles
Digital presence1031 Exchange Intermediaries financial estimates
Financial estimateRevenue estimate
Valuation estimate
1031 Exchange Intermediaries leadership team
Management profileNumber of profiles
Profiles2 records
1031 Exchange Intermediaries funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
1031 Exchange Intermediaries 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 1031 Exchange Intermediaries
What does 1031 Exchange Intermediaries do?
1031 Exchange Intermediaries acts as a Qualified Intermediary (QI) facilitating Section 1031 tax-deferred like-kind real estate exchanges for U.S. investors. The company structures, documents, and holds exchange proceeds in compliance with IRS safe harbor regulations, supporting simultaneous, deferred forward, improvement (build-to-suit), and reverse exchanges. Services include document preparation, escrow management, deadline tracking, and coordination with clients' tax and legal advisors to enable capital gains tax deferral.
Is 1031 Exchange Intermediaries a public or private company?
1031 Exchange Intermediaries is a private company. It is classified as founder individual operated bootstrapped and is currently operating.
When was 1031 Exchange Intermediaries founded?
1031 Exchange Intermediaries was founded in 1998. It employs 1 to 10 people.
Where is 1031 Exchange Intermediaries based?
1031 Exchange Intermediaries is headquartered in St Louis, United States, in the North America region.
How does 1031 Exchange Intermediaries make money?
Two revenue lines are on record. 1031 Exchange Intermediary Services are the primary driver. The others are additional Property Pricing Services.
Who are 1031 Exchange Intermediaries's main competitors?
Broad incumbents on record are First American Exchange Company and Fidelity National Title (1031 Exchange Services). Direct peers are Exchange Resource Group (ERG), Stewart 1031 Services, Old Republic Exchange Company, Asset Preservation Inc., 1031 Services Inc. (Equity Advantage) and IPX1031 (Investment Property Exchange Services). WFG National Title Insurance Company is listed as an emerging player. DST Advisors is listed as an others.
Does 1031 Exchange Intermediaries have an API?
No public API is recorded for 1031 Exchange Intermediaries.
What industry is 1031 Exchange Intermediaries in?
1031 Exchange Intermediaries's product category is Qualified Intermediary Services (Tax-Deferred Real Estate Exchange). Its primary akta.pro industry code is BPAJAOAL, 1031 Exchange Intermediary Services. Its NAICS code is 52391 and its SIC code is 6531.