Coastal 1031 Exchange Consulting
Powered by SWMSSelling investment property in Virginia Beach, Coastal Virginia, or the OBX / Outer Banks (Dare County, NC) and exploring a 1031 Exchange?
A Delaware Statutory Trust (DST) can be a practical way to reinvest into passive real estate while pursuing tax deferral—often without taking on another hands-on property. DSTs are commonly used by 1031 exchangers as replacement property interests when structured and executed properly. What makes my approach different: I provide fee-only, fiduciary guidance with a specialization in 1031 Exchanges to DSTs—focused on clarity, risk awareness, and cost transparency.
Why investors consider a DST (Delaware Statutory Trust)
Many investors consider a “Passive 1031” approach because they’re tired of the management burden, concentration risk, and the pressure to buy and manage yet another property.
A DST may help if you’re looking for:
- More passive ownership (professionally managed real estate)
- Diversification across property types and geographies (when using multiple DSTs)
- A practical solution when a 1031 timeline is tight and sourcing a direct replacement property is challenging
How I Help 1031 Exchangers
1031 Exchange Planning
Replacement Property Options
Delaware Statutory Trust (DST) Review
Gross-Up Review
Sponsor & Offering Review
Execution Support & Timelines
Risk & Fee Clarity
Operations
A Simple Process for a Time-Sensitive Decision
A 1031 exchange has strict deadlines and big financial consequences. We keep the process clear and efficient: start with a quick call to understand your timeline and goals, then review DST options for fit, fees, leverage, and sponsor considerations. We coordinate with your Qualified Intermediary and your tax/legal professionals so you can move forward confidently—without taking on another hands-on property.
Expand Your Sales, Marketing, & Networking Reach
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Have an Active Vision, Strategy, & Roadmap to Reach Your Goals
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Scale & Maintain Healthy Operations & Culture
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I Also Give Hands-On Workshops & Talks
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Frequently Asked Questions
Is this about Delaware Statutory Trusts (DSTs) or Deferred Sales Trusts?
This page is about Delaware Statutory Trusts (DSTs) used for real estate ownership and 1031 exchange replacement property—not Deferred Sales Trusts.
Can a DST be used as replacement property in a 1031 Exchange?
Often, yes—when structured properly and executed within 1031 rules. Your Qualified Intermediary and tax/legal professionals should confirm the specifics for your situation.
Are DSTs truly “passive real estate”?
They’re designed to be professionally managed and more passive than direct ownership, but they still carry real estate, financing, and sponsor risk.
What are the biggest risks with DST investing?
Common risks include illiquidity, reliance on sponsor execution, real estate market cycles, leverage/financing risk, and fees that can materially affect outcomes.
How long are DSTs typically held?
Many DST strategies are designed around multi-year hold periods and a future liquidity event, but timelines vary by offering and market conditions.
What is a “gross-up” and why does it matter?
In certain offerings, compensation typical in commission-based channels may be reflected back to the investor as additional credited equity at purchase (“gross-up”). Availability varies and must be confirmed per offering.