Best 1031 Exchange Tools & Calculators 2026 — QI Services vs DIY
Bottom line: A 1031 exchange can defer six figures in capital gains tax — but only if you understand the rules and use the right tools. This guide compares the leading Qualified Intermediary services and free online calculators, and explains exactly when a DIY calculator is enough versus when you need a full-service QI.
1031 Exchange Tools Comparison Table
| Tool / Service | Type | Exchange Types | Online Calculator | Pricing | Best For |
|---|---|---|---|---|---|
| RealEstateStackHub Free | DIY Calculator | Delayed (analysis) | Yes — free | Free | Investors modeling tax deferral before deciding |
| Realized1031 | Platform + QI | Delayed, DST | Yes | Free tools; QI fees vary | Investors exploring DST replacement options |
| IPX1031 | Qualified Intermediary | Delayed, Reverse, Improvement | Basic | $900–$1,400 (delayed) | National QI with high transaction volume |
| Asset Preservation Inc (API) | Qualified Intermediary | Delayed, Reverse, Improvement | Yes | $900–$1,500 (delayed) | Investors wanting a Stewart-backed national QI |
| Exeter 1031 Exchange | Qualified Intermediary | Delayed, Reverse, Improvement | Yes | $950–$1,400 (delayed) | Investors prioritizing dedicated accounts + transparency |
| Accruit | Qualified Intermediary | Delayed, Reverse, Improvement, Build-to-Suit | Basic | Custom (enterprise) | High-volume investors and commercial transactions |
DIY Calculator vs Full-Service QI — Which Do You Need?
The distinction matters before you act. A 1031 exchange calculator answers the "should I do this?" question — it models your tax exposure without an exchange, estimates the tax you'd defer, and shows the minimum replacement value to qualify. It costs nothing and takes 2 minutes.
A Qualified Intermediary actually executes the exchange. The IRS requires that a QI hold your sale proceeds between the closing of the relinquished property and the purchase of the replacement. Without a QI, you receive "constructive receipt" of the funds and the exchange is disqualified. There are no exceptions.
Use a calculator when:
You're evaluating whether to sell a property and want to understand the tax implications before listing. Calculators are free, instant, and help you decide if an exchange is worth pursuing at all.
Use a QI when:
You've decided to do the exchange and have a signed purchase agreement on the sale. At that point you need a QI engaged before closing — you cannot add one after the fact.
RealEstateStackHub 1031 Exchange Calculator — Free
RealEstateStackHub's free 1031 exchange calculator lets you model the full tax deferral picture before making a decision. Enter your sale price, adjusted cost basis, depreciation taken, and capital gains tax rates — the calculator outputs your total tax exposure without an exchange, the equity available to reinvest, and the minimum replacement property value needed to defer all taxes.
What it does well: Fast and free — no account required. Models federal capital gains (long-term), depreciation recapture (25%), and state capital gains side-by-side. Shows minimum replacement value and equity reinvestment targets. Useful for initial planning before engaging a QI.
Where it falls short: It is a planning tool, not a legal service. It cannot hold funds, execute the exchange, or provide legal guidance. Use it to decide whether to pursue an exchange — then engage a QI to execute it.
Realized1031 — Platform for Exchange + DST Replacement
Realized1031 is part investment platform, part exchange education resource, and part marketplace for Delaware Statutory Trust (DST) replacement properties. It targets investors who want to do a 1031 exchange into a passive ownership structure — a DST — rather than purchasing a replacement property directly.
What it does well: Extensive free educational content and calculators. DST marketplace that connects exchangers with fractional commercial real estate interests that qualify as like-kind replacement property. Useful for investors who want to exit active management after selling.
Who it's for: Investors with $500K+ in exchange equity who want a passive, management-free replacement — not investors who want to buy another rental property directly. DST investments have illiquidity and risk considerations that require careful evaluation.
Pros
Free tools and calculators; DST marketplace for passive replacement; strong educational content
Cons
Platform is oriented toward DST sales; DSTs are illiquid and not suitable for all investors; not a traditional QI service
IPX1031 — National Qualified Intermediary
IPX1031 (Investment Property Exchange Services) is one of the largest QI companies in the US, processing tens of thousands of exchanges annually. It is a subsidiary of Fidelity National Financial, providing institutional financial backing and bonding.
What it does well: Handles all three exchange types: delayed (standard), reverse, and improvement. High transaction volume means experienced teams in most markets. Fidelity National Financial backing provides financial security for exchange funds. Nationwide presence with local exchange officers in major markets.
Pricing: Standard delayed exchanges typically $900–$1,400. Reverse and improvement exchanges significantly higher. Verify current fees directly — pricing changes based on transaction complexity and market.
Who it's for: Investors who want a large, financially stable national QI with a track record. Good default choice for standard delayed exchanges.
Pros
One of the largest US QIs; Fidelity National Financial-backed; handles all exchange types; nationwide coverage
Cons
Large company feel — less personalized service than smaller boutique QIs; fee structures require direct quote
Asset Preservation Inc (API) — Stewart-Backed National QI
Asset Preservation Inc is a subsidiary of Stewart Title, one of the largest title insurance companies in the US. Like IPX1031, API is institutionally backed — a key consideration since exchange funds sit with the QI for up to 180 days. API processes exchanges nationally and has an online calculator for pre-exchange planning.
What it does well: Stewart Title ownership provides institutional financial security. Online 1031 exchange calculator for preliminary planning. Handles delayed, reverse, and improvement exchanges. Strong regional presence in markets where Stewart Title has deep roots.
Pricing: Standard delayed exchanges typically $900–$1,500. Contact for reverse and improvement exchange quotes.
Pros
Stewart Title-backed institutional security; national coverage; online calculator; handles all exchange types
Cons
Pricing comparable to competitors — get multiple quotes; experience quality varies by regional office
Exeter 1031 Exchange — Dedicated Accounts + Transparency
Exeter 1031 Exchange is an independent national QI known for keeping exchange funds in segregated, dedicated accounts rather than pooled accounts — a meaningful distinction for investors concerned about what happens if a QI fails. Exeter also provides online calculators and educational resources.
What it does well: Dedicated (segregated) accounts for exchange funds — your money is not pooled with other clients' funds. Online calculator tools for pre-exchange planning. Handles delayed, reverse, and improvement exchanges. Strong reputation in the independent QI space.
Who it's for: Investors who want an independent (non-title-company) QI with transparent account segregation and a strong compliance record.
Pricing: Standard delayed exchanges typically $950–$1,400. Verify directly for current fees.
Pros
Dedicated segregated accounts; strong compliance record; independent (not title company owned); online tools
Cons
Independent (no bank/title backing); smaller than IPX1031 or API; fee structures require direct quote
Accruit — Enterprise and High-Volume Exchanges
Accruit is a technology-forward QI focused on high-volume investors, commercial transactions, and institutional clients. It offers API integrations for title and escrow companies, a portal for tracking exchange status, and handles the full range of exchange types including complex build-to-suit (improvement) exchanges.
What it does well: Technology platform with exchange tracking portal. API integrations for title companies and real estate platforms. Handles complex build-to-suit and improvement exchanges. Designed for high transaction volume.
Who it's for: Commercial investors, high-volume residential investors, and real estate platforms that need QI services integrated into their workflow. Not the right fit for a single-property investor looking for a simple delayed exchange.
Pros
Technology-forward platform; exchange tracking portal; API integrations; handles complex exchange structures
Cons
Oriented toward enterprise/high-volume users; pricing is custom and not publicly listed; overkill for most individual investors
How to Choose a 1031 Exchange QI
Your exchange funds sit with the QI for up to 180 days. Prioritize QIs backed by major title companies (Fidelity, Stewart) or use an independent QI that keeps funds in segregated dedicated accounts (Exeter).
All listed QIs handle standard delayed exchanges. For reverse or improvement (build-to-suit) exchanges, verify the QI has specific experience — these are structurally different and require specialized knowledge.
Standard delayed exchange fees range $800–$1,500. Get quotes from 2–3 QIs. Fee differences are minor relative to the tax deferral at stake — don't optimize on cost alone. Ask specifically about account security and whether funds are segregated.
Engage your QI before closing on the relinquished property — not after. The assignment of exchange rights must happen before you receive any proceeds. There is no workaround for this requirement.
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Frequently Asked Questions
A 1031 exchange calculator models your tax exposure — federal capital gains, depreciation recapture, and state taxes — if you sell an investment property without an exchange. It also shows the equity available to reinvest and the minimum replacement property value needed to defer all taxes. Use it before listing your property to decide whether an exchange makes financial sense.
Yes — a Qualified Intermediary is legally required. The IRS prohibits you from receiving the sale proceeds directly (constructive receipt). The QI holds your funds between the sale of the relinquished property and the purchase of the replacement. A calculator helps you plan; a QI executes the legal exchange.
You have 45 calendar days from closing on the relinquished property to identify replacement properties (in writing, to your QI). You have 180 calendar days from that same closing to complete the purchase of the replacement property. Both deadlines run from the same starting point. There are no extensions except in federally declared disaster areas.
Standard delayed exchange QI fees typically range from $800 to $1,500. Reverse and improvement exchanges cost significantly more — $3,000 to $10,000+ depending on complexity. These fees are small relative to the capital gains tax deferred, which can be $50,000 to $500,000+ on appreciated properties.
Yes — a reverse exchange lets you acquire the replacement property before selling the relinquished property. It requires an Exchange Accommodation Titleholder (EAT) to hold title to one property during the exchange. It's more complex and expensive than a standard delayed exchange. IPX1031, API, Exeter, and Accruit all handle reverse exchanges.
Real property held for business or investment purposes qualifies — rental houses, commercial buildings, apartment complexes, and raw land all qualify as like-kind to each other. Primary residences do not qualify. Personal property (equipment, vehicles, art) has not qualified since 2017. Both the property sold and the replacement must be held for productive use in a trade, business, or investment.
Last updated: May 2026. This page is for educational purposes only and does not constitute tax or legal advice. Consult a qualified tax advisor before executing a 1031 exchange. QI fees sourced from public pricing pages — verify directly before engaging a QI.