For commercial property owners · Orlando & Central Florida
Ready to exit your commercial property? Sell smart and defer the tax.
A 1031 exchange lets you roll the proceeds into new real estate and defer capital gains tax instead of paying it at closing. Trade into another building you run — or, if you're done being a landlord, explore a professionally managed option. Either way, plan it before you list.
Is it time?
Signs you're ready to exit.
Most owners don't decide overnight. If a few of these sound familiar, a no-pressure review costs you nothing and shows you what the sale — and the tax — would actually look like.
- The roof, HVAC, or parking lot is about to need a big check.
- Tenant turnover, vacancies, or collections have turned ownership into a second job.
- The property has appreciated and you're sitting on a large taxable gain.
- You're approaching retirement and want income without the daily management.
- You're planning your estate and want to simplify what you leave behind.
- Taxes, insurance, and operating costs have squeezed your net return.
Your options
Three ways to exit — and what each one costs you.
Path 1
Sell and keep the cash
Simplest to execute. You owe tax on the gain and depreciation recapture in the year you sell, so the net you walk away with is smaller. Worth running the numbers with your CPA before you rule anything else out.
Tax due in the year of sale
Path 2
1031 into another active property
Trade into a building you manage or lease out — NNN retail, industrial, multifamily, medical office, and more. You keep control and upside, and you keep the management. We search live inventory for replacement property and work the 45-day clock with you.
Control + management
Browse commercial inventory →Path 3
1031 into a hands-off option
For owners who want out of operations, a Delaware Statutory Trust offers fractional ownership of professionally managed property with income distributed to investors. Tradeoffs: securities rules, accredited-investor limits, fees, illiquidity, and no control. Offered only by registered securities professionals.
Passive — with real tradeoffs
From landlord to passive owner
Done managing? A DST is the 1031 route that does the managing for you.
A Delaware Statutory Trust pools investors into professionally managed property — often net-lease retail, multifamily, or industrial — and pays each investor a share of the net income. Because the IRS treats it as qualifying replacement real estate, it can complete your 1031 exchange with no tenants, toilets, or taxes to chase. Here is the full picture:
What owners like
- • No day-to-day management — the sponsor runs the property
- • Fits inside a 45-day window; offerings are pre-packaged
- • Can spread proceeds across several properties and markets
- • Estate-friendly: easier to divide among heirs than one building
What to weigh honestly
- • Distributions are not guaranteed, and principal can be lost
- • Illiquid — typically held several years, no control over the sale
- • Upfront and ongoing fees reduce your return
- • Securities rules: generally accredited investors only
DST interests are securities offered only by registered broker-dealers through licensed representatives. MaxLife Realty is a real estate brokerage — we don't offer or recommend securities. If you want to explore this route, we'll introduce you to an independent, registered securities professional and work alongside your CPA.
How it works
From first call to closed exchange.
- 1
Confidential review
Tell us about the property. We pull comps and give you a realistic price range and the likely buyer pool — no obligation, no sign on the lawn.
- 2
Plan the exit before you list
Pick a Qualified Intermediary, loop in your CPA, and decide which replacement path fits. If you want to explore a passive option, we introduce you to an independent securities professional.
- 3
Market and sell
Pricing, marketing to investors, tenant and lease diligence, negotiation through close — with the exchange paperwork coordinated so proceeds go to your QI, not to you.
- 4
Identify and close the replacement
Day 1–45 to identify, Day 180 to close. We keep the replacement search moving so the deadline never decides for you.
Want the full rule set — identification rules, qualified intermediaries, boot? Read the Florida 1031 exchange guide →
Questions owners ask before they sell.
What is a 1031 exchange on a commercial property?
A 1031 exchange (Section 1031 of the Internal Revenue Code) lets you sell an investment or business property and reinvest the proceeds in qualifying replacement real estate while deferring federal capital gains tax and depreciation recapture. It defers the tax — it does not eliminate it. The rules are strict, so you work with a Qualified Intermediary and your own CPA or tax attorney.
What are the 1031 exchange deadlines?
You have 45 calendar days from closing on your sale to identify replacement property in writing, and 180 calendar days (or your tax-return due date, if earlier) to close on it. Neither deadline can be extended. The sale proceeds must go to a Qualified Intermediary — if you take possession of the cash, the exchange fails.
Do I have to buy another building and manage it?
No. Replacement property can be another actively managed property, a net-lease property where the tenant handles operations, or an interest in a Delaware Statutory Trust (DST), which the IRS treats as like-kind real estate under Revenue Ruling 2004-86. A DST is fractional, professionally managed ownership — you give up day-to-day management and also give up control.
What is a DST, and is it right for me?
A DST is a trust that owns one or more properties; investors buy beneficial interests and receive their share of net income, if any. DST interests are securities sold through private placements, generally only to accredited investors, by registered broker-dealers. They are illiquid, typically held for several years, carry fees, and distributions are not guaranteed — you can lose some or all of your investment. Whether one fits depends on your finances, and that conversation belongs with a licensed securities professional and your tax advisor.
Does MaxLife Realty sell DSTs or give investment advice?
No. MaxLife Realty is a real estate brokerage. We sell and list commercial real estate and can introduce you to independent, registered securities professionals if you want to explore a passive replacement option. We do not offer, recommend, or sell securities and do not give tax, legal, or investment advice.
Should I line up my replacement plan before I list?
Yes. Most failed exchanges come from running out of the 45-day identification window. Choosing a Qualified Intermediary and sketching your replacement options before you go under contract keeps you from deciding under deadline pressure.
Confidential · No obligation
Get your exit review.
Tell us about the property and your timeline. You'll get a realistic price range and a plain-English look at your exchange options. Or call 321.373.3536.
Not tax, legal, or investment advice. A 1031 exchange defers — it does not eliminate — capital gains tax, and qualification depends on your facts and strict IRS deadlines. Consult your CPA or tax attorney and a Qualified Intermediary before you sell. Past performance of any property or program does not guarantee future results.
Securities disclosure. Delaware Statutory Trust and other securities are offered only through registered broker-dealers and their licensed representatives, generally to accredited investors, by prospectus or private placement memorandum. They involve risk, including loss of principal, illiquidity, and no guaranteed income. MaxLife Realty is a real estate brokerage and is not a broker-dealer or investment adviser. MaxLife Realty receives no compensation from any securities firm, sponsor, or product for introducing you to a securities professional.