Your 1031 exchange broker in Marin County
As your 1031 exchange broker in Marin County, Michael Wayne Jackson lines up the real-estate side of the swap — your qualified intermediary, the 45- and 180-day clock, and a replacement-property shortlist — so a Terra Linda duplex or Novato multifamily sale rolls into your next investment instead of a six-figure tax bill.
A broker who runs the real-estate half of your exchange
A 1031 has two halves: the tax paperwork your CPA and qualified intermediary handle, and the buying and selling that only a broker can run on a clock this tight. That second half is where deals fail — and where Michael works.
He starts before you list
Most exchanges break because the search starts after closing. Michael lines up your qualified intermediary and CPA before your Marin property hits the market, so day one of the 45-day window isn't day zero of a scramble.
A replacement shortlist, ready
He builds a candidate list before you sell — from Terra Linda income duplexes to Novato multifamily — so you're identifying real, closeable property inside 45 days, not chasing whatever is left.
He guards the 45 / 180 clock
Both deadlines are calendar days with no weekend or holiday grace and no extensions. Michael tracks them against your escrow so the clock never catches you a day short.
California's two strings, handled
California adds a 3.33% withholding form at closing and an annual clawback filing if you buy out of state. Michael coordinates the closing side so the Form 593 exemption is claimed before escrow closes, not after.
19 years, one point of contact
Licensed since 2005 and a Certified Negotiation Expert with a mortgage-lending background, Michael is your single coordinator from listing to replacement close — not a hand-off between departments.
He knows the Marin bench
Escrow officers, lenders, and inspectors from San Rafael to Mill Valley already know him. On a 180-day clock, a broker whose calls get returned same-day is the difference between closing and boot.
The figures that shape the deal
These are the current 2026 rules and market reads that frame a Marin 1031. They change — treat them as a starting point, not a final answer.
Sources: IRS Section 1031 deadlines; California FTB Form 593 real-estate withholding (3.33% of sales price, exempt in a properly structured exchange); California taxes capital gains as ordinary income up to 13.3%; Marin County median home value ~$1.5M (Zillow Home Value Index, updated July 2026). Figures change — ask Michael for a current read on your property before you plan.
Your Marin 1031, in four moves
The plan is front-loaded on purpose. By the time your relinquished property closes, the intermediary is engaged and the shortlist exists — so the deadlines feel like checkpoints, not a scramble.
Plan before you list
Before your Peacock Gap rental or Old Town Novato fourplex goes on the market, Michael coordinates your qualified intermediary and CPA and starts mapping candidate replacements.
Sell with the QI holding proceeds
At closing, the sale proceeds go straight to your qualified intermediary — never to you. Touching the money yourself, even briefly, can disqualify the whole exchange.
Identify within 45 days
You name your replacement property in writing within 45 calendar days of closing. Most investors use the three-property rule — a top choice plus two backups, all closeable.
Close within 180 days
You have 180 calendar days from the sale to close on a replacement. Michael keeps the escrow, financing, and inspections moving so the deferral holds and no boot creeps in.
Investors who keep coming back
I have done multiple deals with Mike. Not only is he a good agent, he is just an awesome individual. Always a pleasure to work with Mike.
1031 questions Marin investors actually ask
Pulled from what real investors ask on Reddit, Quora, and in Michael's own consultations across San Rafael, Novato, and the rest of the county — answered plainly.
Can I 1031 exchange my primary residence?
No — a 1031 is only for property held for investment or business use, so your home in Dominican or San Anselmo doesn't qualify on its own.2 A different rule, the Section 121 exclusion, can shelter up to $250,000 of gain (single) or $500,000 (married) on a primary residence you've lived in for two of the last five years.
There is a bridge between the two: an investment property acquired through a 1031 can later be converted to a primary residence, but it must be held long enough to show genuine investment intent before you move in. That's a plan to map with your CPA well before you list.
What exactly are the 45-day and 180-day rules?
From the day your relinquished property closes, you have 45 calendar days to identify your replacement property in writing to your qualified intermediary, and 180 calendar days to close on it.1 Both clocks start on the same day and run together.
They are calendar days — weekends and holidays count — and there are no extensions outside a federally declared disaster. If day 45 lands on a Sunday, it's still due that Sunday. One catch: if your tax return comes due before day 180, the exchange period ends on your filing date unless you file an extension.
Does a 1031 erase the tax or just delay it?
It defers the tax, it doesn't erase it. Your gain and adjusted basis carry forward into the replacement property, so the liability follows you until you eventually sell without exchanging again.2
Many long-term investors keep exchanging property to property — sometimes called "swap till you drop" — and if they hold until death, heirs may receive a stepped-up basis that resets much of the deferred gain. Whether that fits your plan is a conversation for you, Michael, and your tax advisor.
What is "boot" and why does it get taxed?
Boot is any value you receive in the exchange that isn't like-kind property — typically leftover cash or a reduction in your mortgage debt. To fully defer the tax, you generally need to reinvest all the proceeds and match or exceed your old debt on the replacement.2
Take some cash out or buy down to a cheaper property, and the difference becomes taxable boot — even when the rest of the exchange is valid. Michael structures the buy side to avoid accidental boot wherever your goals allow.
Can I exchange a Marin property for one out of state?
Yes — Section 1031 lets you reinvest anywhere in the U.S., so selling in San Rafael and buying in Texas or Florida defers the federal and California tax alike.3 But California attaches a string called the clawback.
When a California property is exchanged into out-of-state replacement property, you must file FTB Form 3840 every year, tracking the deferred California-source gain until you finally recognize it — and California collects its share then, no matter where you've moved.4 As of 2026 the FTB cross-references federal exchange filings against California returns, so a missed form triggers an automatic notice. Plan this one deliberately.
I don't want to be a landlord anymore — is there a passive option?
Yes. A Delaware Statutory Trust (DST) lets you exchange into a fractional interest in professionally managed real estate, so you defer the gain and keep the income without the tenants-and-toilets side of ownership.5 DST interests count as qualifying replacement property when structured correctly.
The trade-off is control: you don't pick the tenants, set the rents, or choose the sale timing, and the position can be illiquid for years. It's a strong fit for some Marin owners winding down active management — and the wrong fit for others. Michael will talk through whether it suits your goals before your 45-day window narrows the choice.
Start the clock on your terms
Whether you're months from selling a rental near the Marin Civic Center or already staring down a 45-day deadline, the best exchanges start with one calm planning session — before anything is listed. Bring your property; Michael brings the strategy.
Or reach Michael directly — (415) 483-6009 · michael.jackson@cbrealty.com
Michael Wayne Jackson is a licensed California real estate broker, not a tax advisor, CPA, or attorney. This page is educational and not tax, legal, or financial advice. Always confirm your situation with a qualified intermediary and your own tax professional.
Sources & references
- 1031 Exchange Deadlines: 45-Day and 180-Day Rules, CBIZ (2026) — cbiz.com/insights/article/1031-exchange-deadlines-45-day-and-180-day-rules-explained
- Frequently Asked Questions About 1031 Exchanges, 1031Exchange.com (2026) — 1031exchange.com/faq
- 2026 Instructions for Form 593, California Franchise Tax Board — ftb.ca.gov/forms/2026/2026-593-instructions.html
- FTB Form 3840, California Like-Kind Exchanges (clawback) — ftb.ca.gov — search “like kind” / Form 3840
- Delaware Statutory Trust (DST) 1031 Exchange: Common Questions, JTC (2026) — jtcgroup.com/2026/02/18/delaware-statutory-trust-dst-1031-exchange-guide
- Marin County, CA Housing Market — Zillow Home Value Index (updated July 2026) — zillow.com/home-values/625/marin-county-ca