Investors from California, New York, Florida and across the country buy in Atlanta for the lower prices, steady demand and landlord-friendly economics they find here. Some are rolling money out of a property they sold through a 1031 exchange. Others are simply investing from a distance. Either way, the right team on the ground matters more than the spreadsheet.

A 1031 exchange in plain English

A 1031 exchange lets an investor defer capital gains tax on the sale of investment real estate by reinvesting the proceeds in other qualifying investment real estate. The rules are strict, and the deadlines do not move.

• A qualified intermediary generally has to hold the sale proceeds. You cannot touch them.
• You typically have 45 days from the sale to identify replacement properties in writing
• You typically have 180 days from the sale to close on the replacement property
• The new property must meet the like-kind and value rules, which your tax advisor and intermediary can explain

We are not tax advisors or intermediaries. Talk to a qualified intermediary and a tax professional before you list or buy.

If you invest from out of state

• Hire a local property manager before you buy, not after
• Insist on a thorough inspection and use contractors who send photos and invoices
• Know the local landlord and tenant rules, taxes and insurance costs
• Have a trusted attorney handle the closing in Georgia
• Plan for repairs, vacancy and the time you will not be on site

How we help

We help you search remotely by video, check the numbers, coordinate inspections and connect you with contractors, a closing attorney and property managers. When timing is tight, we help you compare candidates quickly. We work across Atlanta, Brookhaven, Decatur, Duluth, Ellenwood, Griffin, Hampton, Lawrenceville, Lilburn, Locust Grove, McDonough, Norcross, Snellville, Stockbridge, Stone Mountain and Tucker.

Nil Patel is a licensed Georgia real estate salesperson with Keller Williams Realty Atlanta Partners. This page is general information, not legal, tax or financial advice, and nothing here is a commitment to lend. Talk to a lender and a real estate attorney about your own situation. Investing involves risk, and past results do not guarantee future results. If Nil, a team member or an affiliate wants to buy a property directly, that buyer will say so in writing before you sign.