New Construction and Condos in a 1031 Exchange | When the CO Matters

Posted by Meredith Folger Amon on January 28th, 2026

Investor Guide | 1031 + New Construction

Can New Construction Homes and Condos Qualify for a 1031 Exchange in 2026, and When Does the CO Matter

On the Gulf Coast, new construction has a particular pull. A clean elevation, fresh systems, modern building standards, and finishes chosen with intention. I see investors drawn to new builds in Orange Beach and near Ono Island, especially when they are thinking long-term holds and want a lower-maintenance path to ownership.

The question I hear most in that moment is direct: can a brand-new home or a new condo qualify as replacement property in a 1031 tax-deferred exchange, and does the certificate of occupancy (CO) have to be issued for it to “count.”

“New construction can be…

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Gulf Coast Waterfront Lots for Sale: Best Bays, Rivers, Creeks, and Neighborhoods to Search

Posted by Meredith Folger Amon on January 24th, 2026

Gulf Coast Real Estate Guide

Gulf Coast Waterfront Lots for Sale: Where I Tell Buyers to Start Looking (and Why)

When buyers ask me where to find the best Gulf Coast waterfront lots for sale, I start by narrowing the search to the waterbody first, then the neighborhood, then the lot specifics. Lots are not interchangeable simply because they say “waterfront.” The water behind the lot shapes your build plan, your dock potential, your view corridor, your insurance profile, and the lifestyle you will actually live once the house is finished.

If you want a fast way to search across the coast, I recommend starting on www.searchthegulf.com and filtering by land, waterfront, and then zooming to the exact waterbody that matches your…

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Investor’s Guide to 1031 Exchanges in 2026 | Deadlines, Rules, Pitfalls

Posted by Meredith Folger Amon on January 24th, 2026

Investor Guide | Gulf Coast Real Estate

Investor’s Guide to 1031 Tax-Deferred Exchanges in 2026: The Things Every Investor Needs to Know

Along the Gulf Coast, timing has a way of sharpening your instincts. You learn it with tides, weather windows, and the way a truly notable property can appear and disappear before your second cup of coffee cools. For investors, that same rhythm is why a 1031 exchange remains one of the most respected tools for building long-term wealth in real estate.

In 2026, the fundamentals still matter most: Section 1031 applies to exchanges of real property held for business or investment (not personal property), and property held primarily for sale does not qualify. “A 1031 exchange is not a strategy you ‘do…

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No HOA Waterfront Lots Near Orange Beach for a Pylon Home With Sunset Views

Posted by Meredith Folger Amon on January 23rd, 2026

Baldwin County | Big-water lot planning within 10–15 miles of Orange Beach

No-HOA Waterfront Lots Near Orange Beach: How to Plan a Pylon Home With a Sunset View

 

One of the most strategic moves in coastal real estate is buying the right waterfront lot first, then designing a home that respects the site. Within roughly 10–15 miles of Orange Beach, there are still opportunities to find true big-water lots that are not on Ono Island, not on Marina Road, and not governed by an HOA. The catch is that these lots require more thoughtful due diligence, because the freedom of “no HOA” also means the responsibility lands on you and your team to plan every detail correctly.

The best waterfront lot is the one that supports the…

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Reverse 1031 Exchange on the Gulf Coast | Buy First, Sell Later Strategy

Posted by Meredith Folger Amon on January 23rd, 2026

Investor Notes | Gulf Coast Real Estate

Reverse 1031 Exchanges on the Gulf Coast: Buying First Without Losing the Tax Deferral

The Gulf Coast teaches you timing. A good tide window. A clean weather break. The right week to list. The right hour to make an offer. And every once in a while, an investment property shows up that feels like a once-a-year opportunity, the kind that will not wait politely while you sell your current one.

That is where a reverse 1031 exchange enters the conversation. It is the strategy investors use when they need to buy the replacement property first and sell the relinquished property afterward, while still aiming to preserve 1031 tax deferral under the IRS safe harbor framework. 

“A reverse…

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1031 Exchange 200% Rule Explained | When It Applies and Investor Tips

Posted by Meredith Folger Amon on January 21st, 2026

Investor Notes | Like-Kind Exchange

1031 Exchanges and the 200% Rule: When It Applies, When It Does Not, and What Investors Need to Know

There is a particular kind of Gulf Coast conversation that happens in quiet, practical tones, usually after somebody spots a property that feels like a smart hold. It is not flashy. It is strategic. “If I sell this, can I roll it into the next one and defer the tax.”

That is where a 1031 like-kind exchange comes in, and where the identification rules start to matter. The rule I see investors trip over most often is the “200% rule,” not because it is complicated, but because it shows up when you are trying to keep options open. :contentReference[oaicite:0]{index=0}

“The 45-day clock is not…

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1031 Exchange Gulf Coast: Top 5 Rules, Timelines, and Investor Tips

Posted by Meredith Folger Amon on January 19th, 2026

Top 5 Things to Know About 1031 Tax-Deferred Exchanges on the Gulf Coast

Gulf Coast real estate has a rhythm that investors respect: seasonality, insurance realities, HOA rules, and the way one well-positioned property can quietly outperform for years. When it’s time to sell and reposition, a 1031 tax-deferred exchange is one of the most powerful tools available, but it rewards precision and punishes assumptions. The IRS is very clear that this strategy is a tax deferral, not a tax eraser. 

“On the Gulf, the best 1031 exchanges are planned backwards from the deadline, not forwards from the listing date.”

I’m writing this as an investor resource you can bookmark, share, and use as a checklist. If you’re actively…

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Orange Beach Condo Rental Income

Posted by Meredith Folger Amon on January 15th, 2026

Orange Beach Condo Rental Income: How I Read the Numbers (and What Really Drives Top Performance)

One of the most common questions I get from buyers looking at Orange Beach condos is simple—but important:

“What will it rent for?”

Recently, a local Orange Beach property management company shared a detailed rental performance report with me. It’s based on actual rental income from top-performing units across multiple condo buildings in Orange Beach and Gulf Shores, comparing year-to-date results with prior-year performance.

I want to be clear and respectful here: I’m not publishing the report itself or naming the management company. Instead, I’m sharing how I interpret this type of data, what it tells us about Orange Beach condos as…

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Buying a Condo With a Boat Slip in Orange Beach: What Buyers Miss

Posted by Meredith Folger Amon on January 12th, 2026

Buying a Condo With a Boat Slip in Orange Beach, AL (Deeded vs Assigned vs FCFS) | Meredith Folger Amon

ORANGE BEACH • CONDOS • BOAT SLIPS

What to Look For When Buying a Condo With a Boat Slip in Orange Beach, Alabama

By Meredith Folger Amon • Updated January 12, 2026 • Boater-Friendly Real Estate

If you boat on the Gulf Coast, a condo with slip access can be a dream—until you discover the slip isn’t truly yours, the lift won’t handle your boat, or the HOA rules don’t match how you actually use the water. Here’s how I help buyers evaluate condo boat slips in Orange Beach so there are no surprises after closing.

“The only safe way to confirm a condo boat slip is to match the unit to the slip number, then…

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Deeded Boat Slips vs Assigned Slips vs Marina Leases: Three “Products,” Three Very Different Long-Term Costs

Posted by Meredith Folger Amon on January 10th, 2026

Waterfront Buying Guide

Deeded Boat Slips vs Assigned Slips vs Marina Leases: Three “Products,” Three Very Different Long-Term Costs

When I talk with buyers shopping the Gulf Coast, one sentence comes up again and again because it solves a lot of confusion fast:

On the coast, “boat slip access” is not one thing. Deeded slips, assigned slips, and marina leases behave like three different products, with three different long-term costs.

Meredith Folger

This guide breaks down what each option really means in practical terms, what to ask before you buy, and how I help buyers compare true monthly costs (not just the purchase price). If you are searching condos, waterfront homes, or boating-friendly communities, you can…

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