1031 Exchange Calculator

Work out how much of your gain a 1031 like-kind exchange defers, how much cash or mortgage relief (boot) is taxed now, and the basis that carries over to the replacement property. The rent calculator online uses the same plain-English approach, so you can compare results side by side.

Enter both sides of the exchange

Property you are selling

Sale price

Adjusted basis

What you paid, plus improvements, minus depreciation taken.

Selling costs

Commissions, title, escrow and intermediary fees.

Mortgage paid off

All loans repaid or taken over by the buyer.

Replacement property you are buying

Purchase price

Purchase closing costs

New mortgage on the replacement

New loans plus any debt you take over from the seller.

More options

Tax rate on the gain

A rough combined rate to estimate tax due and tax deferred: federal capital gains (0%, 15% or 20%), up to 25% on depreciation recapture, 3.8% net investment income tax and state tax if they apply.

Assumes every dollar of sale proceeds left after paying off the old mortgage and buying the replacement is paid out to you as cash. Only exchange costs (commissions, title, escrow, intermediary and legal fees) belong in the cost fields, not prorated rent, taxes or deposits.

Your exchange results

Gain deferred

–

Gain recognized (taxable now)

–

Gain realized

–

Basis of the new property

–

Cash and boot

Net cash from the sale–

Cash needed for the purchase–

Cash left over for you–

Cash boot (proceeds not reinvested, before costs)–

Net mortgage relief (mortgage boot)–

Less exchange costs used against boot–

Taxable boot–

Estimated tax due now–

Estimated tax deferred–

Form 8824 Part III worksheet

How your figures map to the realized gain, recognized gain and basis lines of IRS Form 8824. Depreciation recapture (line 21) is not split out here: it is part of the recognized gain, not added to it.

Line	What it holds	Amount

Results are estimates for educational purposes and are not financial, tax or legal advice.