1031 Exchange Into NNN Properties.
Defer 100% of Capital Gains.
Sell your investment property, reinvest into a corporate-guaranteed triple net lease, and pay zero capital gains tax — all managed by The ESS Group from identification to close.
Master the 1031 Exchange
Selling a highly appreciated property? A 1031 exchange allows you to defer up to 100% of your capital gains taxes by reinvesting the proceeds into a "like-kind" NNN property. It is the most powerful wealth-preservation tool in real estate.
Your 1031 Exchange Step by Step
The ESS Group manages the entire timeline — not just the property search.
Sell Your Property
Close on the sale of your relinquished property. Your qualified intermediary (QI) holds the proceeds — you never touch the money or the exchange is disqualified.
45-Day ID Window
Formally identify up to 3 replacement NNN properties in writing within 45 calendar days. The ESS Group pre-searches inventory before your close so you identify from a curated shortlist.
Due Diligence
The ESS Group reviews leases, titles, environmental reports, surveys, and closing documents — all handled in-house for a seamless process.
Close the Exchange
Close on your NNN replacement property before Day 180. Your QI wires funds directly at closing. Capital gains tax is 100% deferred.
Why NNN Is the #1 Destination for 1031 Exchanges
Calculate Your 1031 Tax Savings
See exactly how much wealth you preserve by executing a 1031 exchange instead of selling and paying capital gains taxes.
Property Details
Enter your current property info
Estimated Tax Exposure
10-Year Compounding Impact
If you invest that preserved $500,000 at a conservative 7% annual return for 10 years, it grows by:
+$483,5761031 Exchange FAQ
Questions every investor asks before their first NNN exchange.
What is a 1031 exchange?
A 1031 exchange (named after IRC Section 1031) allows you to sell an investment property and reinvest the proceeds into a 'like-kind' replacement property while deferring all capital gains tax. You pay zero tax at the time of sale — the entire gain rolls forward into the new property.
Why are NNN properties perfect for 1031 exchanges?
NNN properties offer the passive, hands-off ownership that most 1031 exchange investors are seeking — especially those moving out of apartments, commercial buildings, or raw land. The corporate-guaranteed rent and zero-management structure make NNN the #1 destination asset class for 1031 exchanges nationwide.
What is the 45-day identification rule?
After closing the sale of your relinquished property, you have exactly 45 calendar days (no extensions) to formally identify up to 3 potential replacement properties. The ESS Group begins your property search immediately upon client engagement — often before your property even closes — to protect this window.
What is the 180-day rule?
You must close on your replacement property within 180 calendar days of the sale of your relinquished property (or by your tax return due date, whichever comes first). NNN transactions typically close in 30–45 days, leaving ample time — but the 45-day identification window is where most investors are caught unprepared.
Does The ESS Group handle the full exchange analysis?
Yes — The ESS Group assists with the full exchange analysis, deal sourcing, lease review, and transaction coordination. You work with one integrated team that handles everything from identification to close — no need to manage multiple professionals.
Do I need to use all my proceeds to avoid taxes?
To defer 100% of capital gains tax, you must reinvest all equity (no 'boot') and replace 100% of the debt on your sold property. If you take any cash out or buy down, that portion is taxable. The ESS Group structures exchanges to maximize deferral and advises when partial exchange strategies make sense.
Can I exchange into multiple NNN properties?
Yes. You can identify up to 3 properties and close on all of them within 180 days. This is an excellent strategy for investors selling a single high-value property and wanting to diversify across multiple NNN tenants, geographies, and lease terms. The ESS Group specializes in multi-property exchange portfolios.
What types of NNN properties are best for 1031 exchanges?
The best 1031 exchange NNN properties have: (1) remaining lease terms of 10+ years, (2) investment-grade or strong franchisee credit, (3) absolute NNN lease structure with no landlord responsibilities, and (4) a robust resale market. McDonald's, Starbucks, Dollar General, and Walgreens are the most commonly exchanged NNN assets.
Your 45-Day Clock Starts at Close
Don't wait until you have 20 days left. Contact The ESS Group now and we'll have your replacement property shortlist ready before your sale closes.
Start Your 1031 Exchange Now