Defer the tax. Stay invested in real estate.

A DST lets you own a fractional, beneficial interest in institutional-grade real estate — the kind of professionally managed, often debt-financed property most individuals can't buy on their own. Because a DST interest qualifies as 1031 replacement property, you can defer capital-gains tax while owning real estate completely passively: no tenants, no toilets, no day-to-day management.

Yes. Under IRS Revenue Ruling 2004-86, a beneficial interest in a properly structured DST is treated as like-kind replacement property for a 1031 exchange. You still have to meet the standard clocks — 45 days to identify and 180 days to close — which is exactly where having vetted replacement options ready makes the difference.

We help accredited investors find, vet, and complete tax-deferred real-estate exchanges from start to finish. Before we ever show you an offering, we underwrite the underlying real estate the way a private-equity buyer would — the market, the tenants, the business plan, and the debt — then walk you through the options that genuinely fit your exchange and coordinate the process through closing. We work for you, not the sponsor.

Most clients come to us for 1031 exchanges into DSTs, but we work across the full tax-advantaged toolkit: Delaware Statutory Trusts, 721 UPREIT exchanges into REIT operating partnerships, Qualified Opportunity Zone funds, mineral and royalty interests, and direct REITs. We help you weigh deferral, income, diversification, and eventual liquidity, and match the structure to your goals.

These are Regulation D private placements available only to accredited investors — broadly, $200,000+ in annual income ($300,000 with a spouse) or a $1M+ net worth excluding your primary residence — who are U.S. citizens or permanent residents. Certain trusts, LLCs, and entities can also qualify. Suitability is assessed for every investor; confirm your status with your CPA and attorney.

Often, yes. Curated DST and exchange options can be identified quickly, and our process is built to move fast when a deadline is close. If your clock is running, call the desk directly at 415.579.1660 so we can prioritize your exchange — but the earlier you reach out, the more options you'll have.

We're independent and sponsor-agnostic: we don't manufacture our own deals or represent a single sponsor, so our job is to find the replacement property that fits your exchange — not to fill someone's allocation. Every offering clears the same private-equity-style diligence before it reaches you, and we track sponsor full-cycle results across the market so you can compare on substance, not a glossy brochure.

On most DSTs and private placements, selling compensation is paid by the sponsor out of the offering's disclosed fees — not billed to you separately. The full fee load and any conflicts for a specific offering are spelled out in that offering's private placement memorandum, and we walk you through them before you commit to anything.

Request listings access or call the desk at 415.579.1660. We'll confirm your accredited status, talk through your exchange and your goals, and put curated options in front of you — with no obligation. Securities are offered through Aurora Securities, Inc., member FINRA/SIPC; an inquiry is informational only and does not create a brokerage relationship.