Title Before CO in a 1031 Exchange | Does It Still Qualify

Investor Notes | New Construction + 1031

Builder Conveys Title Before the CO: Would It Still Qualify for a 1031 Exchange

This is one of those Gulf Coast questions that sounds simple until you are staring at a calendar and a construction schedule at the same time. A builder or developer tells you they can convey title now, but the certificate of occupancy (CO) will come later. If you are in a 1031 tax-deferred exchange, you immediately wonder: if I can take title, does that mean I have “received” replacement property for 1031 purposes, even without the CO.

“In a 1031 exchange, the IRS cares about what you received and when you received it. The coast cares about whether you can actually use it.”

The distinction I keep front…

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

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

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

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

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

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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Gulf Coast Condo Investments & ROI in Orange Beach and Gulf Shores | Meredith Folger Amon

Gulf Coast Condo Investments & ROI: How I Evaluate Opportunity in Orange Beach and Gulf Shores

When I sit down with homeowners and investors to talk about Gulf Coast condos, I start with a simple goal: match the right property to the right revenue model, then protect that return with strong due diligence. I’ve learned that the best condo investments balance rental demand, predictable expenses, and a building that’s well cared for. Below, I’ll walk you through how I evaluate condo ROI in Orange Beach and Gulf Shores, and share a practical framework you can adapt to any building.

Where Condo ROI Comes From

• Location & access: Gulf-front, true walk-out beach access, or cross-walk proximity typically command stronger Average Daily…

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Orange Beach vs. Gulf Shores: What $350k–$500k Buys — Homes vs. Condos

Orange Beach vs. Gulf Shores, Alabama: What $350,000–$500,000 Buys — Homes vs. Condos

I work every day with buyers comparing Orange Beach and Gulf Shores, and the question I sometimes hear is simple: “In the $350,000–$500,000 range, should we buy a single-family home or a condo, and which city fits us best?” Here’s my straightforward, first-person guide using real-world examples and carrying-cost insights so you can decide with clarity.

At a Glance: How the Markets Feel Today

• Price Focus: $350,000–$500,000
• Orange Beach: Tighter single-family inventory at this level; stronger access to Gulf-front or near-Gulf condos with robust amenities.
• Gulf Shores: Better selection of single-family homes in this band; deep bench of…

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Gulf Coast Market Notes: Contract Assignments, 1031 Tactics, and Local Moves

What I’m Seeing on the Coast Right Now: Contract Lessons, 1031 Strategy, and Local Moves Shaping Value

Earlier this week, I sat down with colleagues to compare notes on contracts, market balance, and the steady drumbeat of local planning decisions in Orange Beach and nearby corridors. The conversation ranged from mold and crawlspace protocols to an unusual assignment request on one of my beach condo deals. Below is my first-person recap with the takeaways I’m giving my buyers and sellers today. For current property search and deeper context, start here: Ono Island — https://www.searchthegulf.com/ono-island/, Orange Beach — https://www.searchthegulf.com/orange-beach/, Gulf Coast condos — https://www.searchthegulf.com/condos/.

1) Contract…

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