Delaware Statutory Trusts: Essential 1031 Exchange Replacement Properties

Attorneys in law firms listen to complaints, litigation and prov


For real estate investors, the 1031 exchange is a strategy that allows investors to defer capital gains taxes on the sale of a property by reinvesting the proceeds into a “like-kind” property within a specified period. While the concept is widely understood, the use of a Delaware Statutory Trust (DST) as a replacement property in a 1031 exchange is often overlooked. In the scenario where the primary property for a 1031 exchange cannot be purchased for various unforeseen reasons, a DST becomes an essential backup option. 

Time Constraints

Identifying appropriate substitute properties that fulfill the criteria for like-kind exchanges can pose a significant obstacle in executing a successful 1031 exchange. Failing to comply with the stringent time limits is a key factor contributing to the failure of 1031 exchanges. Market conditions, limited inventory, and specific investment criteria can make it challenging to identify properties that align with the investor’s goals.  

The exchange process is subject to strict timelines set by the IRS, which investors are required to follow. This involves identifying potential replacement properties within 45 days and finalizing the acquisition within 180 days. Any form of delay or omission during this period can lead to partial or complete disqualification of the exchange.

Closing Challenges

Financing issues are a common cause for delays in closing the acquisition of the replacement property. If the investor intends to use financing to acquire the replacement property, obtaining loan approval can take time. Lenders typically require a thorough review of the borrower’s financials, credit history, and the property’s financials. Delays in loan approval can push back the closing date.

Lenders perform due diligence on the replacement property to assess its value and viability as collateral. This underwriting process can involve property appraisals, inspections, and various paperwork. Delays in these processes, such as waiting for an appraisal report or resolving property inspection issues, can extend the closing timeline.

In some cases, investors might include financing contingencies in their purchase agreements, allowing them to back out of the deal if they cannot secure favorable financing terms. This adds an additional layer of uncertainty to the transaction timeline. Additionally, certain types of properties, such as commercial real estate or specialized investment properties, can be more challenging to finance due to their unique characteristics. Finding a lender willing to finance such properties might take longer.

Why Use A DST

Purchasing a DST involves a streamlined process compared to most other forms of real estate investment. DST involves relatively limited paperwork, all of which can be completed well before any deadlines approach. DSTs are structured as pre-packaged investments, where the property has already been identified and acquired by the sponsor. An investor will be slotted trust units early in the exchange process so that the transaction is sure to close. 

A DST is a security that qualifies as real property and as such its acquisition can be completed very quickly, similar to purchasing stocks or other liquid investments.  This can save investors the time and effort of searching for suitable properties, conducting due diligence, and negotiating deals. As a result, the closing process can be faster and more efficient.


The Delaware Statutory Trust (DST) has emerged as a valuable solution for investors navigating the complexities of 1031 exchanges by offering pre-structured ownership, elimination of financing hurdles, and ease of purchase. With foresight and planning, savvy investors can take advantage of these benefits to minimize the risk of a failed 1031 exchange.

Ready to Redefine Your Real Estate Investment Experience? Navigate the complexities of 1031 exchanges with Delaware Statutory Trusts (DST). Eliminate financing hurdles, enjoy pre-structured ownership, and ease the purchase process. Leverage the power of DSTs to minimize the risk of a failed 1031 exchange. Your path to smarter and efficient real estate investing is here.

Voss Real Estate Advisors

August 25, 2023

Recent Posts

Crafting an Effective Selling Memo

A comprehensive written overview of your business is essential for any potential sale.  The selling memo acts as the introduction of your business to potential buyers, shaping their perception from the outset.  It provides factual insights about your business while...

What is Boot?

In tax terminology, boot refers to any property or cash received by the taxpayer that is not of a "like-kind" to the property being exchanged in an IRC 1031 exchange. This non-like-kind property can take various forms, including cash, relief of debt, personal...