By Ivan Mora · Florida-licensed real estate agent, License #3454593 · Updated November 12, 2026
Hollywood FL rental property 1031 exchange sale planning should begin with qualified tax counsel and a qualified intermediary before the sale closes. Whether the property and proposed transaction qualify, how proceeds must be handled and which deadlines apply depend on current rules and the owner’s facts. Do not assume an exchange can be arranged afterward or that every investment sale qualifies. Coordinate the sale, replacement search and contract questions without letting tax planning replace property due diligence.
Confirm eligibility before building the transaction around it
Ask qualified tax counsel whether the relinquished and intended replacement properties and ownership structure meet current requirements. Discuss prior personal use, mixed use and any intended change in use. This guide does not make an eligibility decision.
Select the intermediary and coordinate proceeds early
Ask qualified counsel about intermediary selection, safeguards, documentation and how closing funds must be handled. Do not receive or direct proceeds based on an agent’s summary of exchange rules. Verify payment instructions through known contacts. An agent’s property-search assistance is not intermediary or tax work.
Have the advisers map all deadline triggers
Ask which event starts each applicable identification and completion period, how filing dates interact and which exceptions, if any, actually apply. Obtain a written calendar from the adviser rather than relying on a generic timeline.
Investment sale planning
Let’s coordinate the property sale with your tax advisers early.
Send Ivan the property address and the records you have. Call or text 8am–6pm, 7 days a week; technical, legal and coverage findings require the appropriate professional.
Evaluate replacement properties without skipping checks
Review title, leases, permitted use, insurance, condition and association restrictions for the proposed replacement. A looming deadline does not turn an unverified rental operation into a suitable property. Keep documented cash and financing constraints separate from tax objectives. Discuss the consequence of not finding an acceptable replacement with the advisers.
Coordinate the sale contract and owner decision file
- Tax adviser’s eligibility and timing questions.
- Intermediary arrangements and proceeds instructions.
- Sale and replacement contract coordination reviewed by counsel.
- Replacement due diligence and funding plan.
- Alternatives if the planned exchange cannot be completed.
Use the home-selling process guide for ordinary sale steps, not as an exchange instruction manual.
Federal identification and completion periods
IRS Form 8824 instructions describe deferred like-kind exchange timing: identify replacement property within 45 days after transferring the relinquished property and receive it by the earlier of 180 days after transfer or the federal return due date, including extensions, for that tax year. Identification must meet the written-delivery rules. Qualified-intermediary and actual/constructive-receipt restrictions matter; arrange advisers before closing. These general periods do not determine personal eligibility or an available disaster extension; have tax counsel calculate your actual calendar.
Sources and scope
- IRS like-kind exchange guidance — Official reference for current tax rules; qualified adviser must confirm application
- Broward County Records, Taxes and Treasury — Recorded property and ownership documents for the sale; title professionals and tax advisers must interpret their relevance
- IRS Form 8824 instructions — Federal identification and completion periods; apply to the actual property with the relevant professional
Statutory text checked November 12, 2026. Educational guidance, not legal, engineering, lending or insurance advice. Building-specific deadlines, repairs, funding and coverage require current documents and qualified professional review. No association costs, inspection outcomes or insurance quotes are assumed.