1031 exchange
in South Carolina.

The basics

What a 1031 exchange is

A 1031 exchange means you sell one rental, buy another, and put off the tax bill on your profit. The tax is delayed, not erased, and the deadlines are strict. Call us before you list, and we line up the sale, the next property, and the loan.

The paperwork uses fancy names for plain things. The relinquished property is just the property you sell. The replacement property is the property you buy. A qualified intermediary, a neutral company that holds your money between the two sales, stands in the middle. You never touch the cash. Here is the whole trade at a glance.

The deadlines

Two dates decide the whole exchange

Both clocks start the day your sale closes. They run at the same time, not one after the other.

1. 1

   You sell. The clock starts.

2. 2

   Day 45. Name the new property in writing.

3. 3

   Day 180. Close on it. Miss either day and you owe the tax.

So line up targets before you sell. Run candidates through the long-term rental analyzer early, and day 45 names a property you already trust. Most buyers also need a loan, and the loan has its own race.

Financing

The replacement loan must close inside the 180 days too

To put off the whole tax bill, the property you buy usually has to cost as much or more. Most exchanges need a loan for that, and the loan must close inside the 180 days. We can bring a lender in early, so the search and the loan move together.

Many exchange buyers use a DSCR loan, where the loan qualifies on the property's rent, not your tax returns. A 1031 is a tax move, so confirm your plan with a qualified intermediary and a tax advisor.

The standard kind

The delayed 1031 exchange

When investors say 1031 exchange, they almost always mean a delayed exchange. You close the sale first, the qualified intermediary takes the money, and then you buy the replacement inside the two windows: 45 days to name it, 180 days to close it. Everything on this page applies to that structure.

Our broker-in-charge, Timmy Fredrick Nash, has worked 1031 exchanges for investors, and his advice is always the same: build the replacement shortlist before the sale closes. The 45 days move faster than anyone expects, and the exchanges that get in trouble are usually the ones that started shopping on day one instead of a month before listing.

Buying first

The reverse 1031 exchange

A reverse exchange flips the order: you buy the replacement first, then sell the old property within 180 days. The rules do not let you hold title to both at once, so a company created by your qualified intermediary, called an exchange accommodation titleholder, parks the title on one property while your sale catches up.

Reverse exchanges cost more in intermediary fees, and financing is harder because the loan closes while title sits with the parking company. Fewer lenders will do that, and the ones that will want more lead time. A reverse makes sense when the right property shows up before your sale is ready. If that is your situation, call your intermediary and us earlier than feels necessary.

Finding the replacement

1031 exchange properties for sale in Myrtle Beach

Tell us what you are trying to do: the price range from your sale, whether you want long-term tenants or short-term rental income, and the towns you like. We search the Coastal Carolinas MLS and our off-market sources, run the numbers on every candidate, and bring you the best investment properties for your needs, usually two or three strong picks and a backup, sized to the identification rules.

You can also hunt on your own. Our free investment analyzer covers the whole city: run any address, see the rent, the costs, and the projected return, then send us your shortlist. Either way, you reach day 45 with a list you already trust.

South Carolina detail

Selling from out of state: South Carolina withholding

When a nonresident sells South Carolina real estate, the state normally keeps back part of the money at closing. It is called nonresident withholding. In a properly structured 1031 exchange, the seller completes a state affidavit so the withholding matches the tax actually due, which on a fully deferred exchange is often nothing. The current withholding rate, forms, and refund mechanics are on our capital gains page.

The closing attorney and your qualified intermediary prepare that form as part of the closing. The exact rules and percentages change, so we confirm the current requirement with the closing attorney on every exchange. The official source is the South Carolina Department of Revenue.

Let us help with your next investment.

Send us the address. We will run the rent, the expenses and the association documents before you write an offer, at no cost.

Common questions

Frequently asked questions