Property-Use Situations
Choose the situation that most closely matches how the property was lived in, rented, inherited, or used before the planned sale.
Move from a broad concern to the facts that decide it.
Each guide connects the immediate question to property use, sale timing, documentation, available strategies, and the next conversation.
1031 Exchange for a Former Primary Residence Now Used as a Rental
A former home does not clear the 1031 bar just because a tenant moved in.
Converting a Primary Residence to a Rental
How to decide whether to rent a former home, establish the conversion date and depreciation basis, document investment use, preserve Section 121 options, and.
Selling a Personal Residence: Why Section 1031 Does Not Apply
Why a home used only as a personal residence is outside Section 1031, how Section 121 works, and what to do when gain exceeds the exclusion without inventing.
1031 Exchange Questions for a Mixed-Use Home
How a mixed-use home splits for 1031 purposes: allocating value between the personal-use and business or investment portions, what qualifies as real investment.
1031 Exchange Rules for a Vacation Home
How rental days, personal use, family stays, fair rent, maintenance, Revenue Procedure 2008-16, Section 121, and replacement use affect a vacation-home.
Exchanging Inherited Property
An heir who inherits a family home starts with a clean stepped-up basis, and what happens next, move in, sell, or rent, determines the tax path available.
Retiring From Active Management
A homeowner-landlord who kept a former residence as a rental for years can exchange out of active management into a lower-effort replacement at retirement.
Exchanging for Retirement Income
A paid-off former home held as a rental can be exchanged into income-focused property, giving a retiree steadier cash flow than tenant rent ever did.
Relocating Your Investment
A homeowner moving out of state for work often keeps a former residence as a rental from a distance, and exchanging it closer to the new home solves that.
Moving Into a 1031 Replacement Property
Buying 1031 replacement property with plans to eventually live in it: how long a real rental period must run, what evidence proves investment intent, and what.
Deferring Depreciation Recapture
A former home turned rental generates depreciation deductions along the way, and selling it later triggers recapture the Section 121 exclusion does not cover.
Avoiding Capital Gains on Real Estate
How homeowners legally reduce taxable gain on a home sale using adjusted basis, capital improvements, selling costs, and the Section 121 exclusion.
1031 Exchange in Divorce
Divorce changes who owns the home, who lived in it, and when it sells, all of which affect whether the Section 121 exclusion or a later exchange applies.
Estate Planning & Step-Up in Basis
For a homeowner near the end of life, holding onto real estate rather than exchanging it often produces a better outcome for heirs than deferring gain.
Consolidating a Portfolio
A former home turned rental, plus a couple of other small properties picked up along the way, can be exchanged into one larger asset if the conversion facts hold up.
Upgrading Property
Selling one home to buy a bigger one is not a like-kind exchange. Here is the actual math homeowners face, and when a converted rental changes the answer.