1031 Exchange Elite · Las Vegas · Nevada · Tennessee

Your property sold.
Plan the gain.
Explore Nevada.

Explore how a properly structured Section 1031 exchange may defer eligible federal gain while you reinvest in Las Vegas real estate. Nevada currently does not impose an individual state income tax; federal and other taxes may still apply.

Explore the estimate How it works
Quick tax illustration
Simplified tax illustration
$1,462,500
Federal 20% + CA 13.3% on ~$4.5M gain
Assumes gain equals 90% of sale price and applies simplified rates · Not a tax calculation
$0
Nevada state income tax
45
Days to identify replacement
180
Days to close exchange
Potential
Eligible gain may be deferred
01 — Process

Three steps to move your capital gains into Nevada

From sale planning through a possible Las Vegas closing, we coordinate the real-estate work with your Qualified Intermediary, tax advisor, attorney, and title team. Exchange deadlines remain the taxpayer's responsibility.

01
Your property closes. The clock starts.
The transfer of your investment property generally starts the identification and exchange periods. Written identification is generally due within 45 days; receipt is generally due within 180 days or by the federal tax-return due date, including extensions, whichever is earlier. Confirm the dates with your QI and tax advisor.
Day 0 · Sale closes
02
We identify your Las Vegas replacement.
Based on your equity, lifestyle, and investment goals, we match you to Las Vegas properties — luxury residential, NNN commercial, or passive DST — and lock in identification within the 45-day window.
Days 1–45 · Identification
03
Exchange closes. Gain deferred.
Working with your Qualified Intermediary and tax advisor, we coordinate the real-estate closing within the applicable exchange period. Eligible gain may be deferred when the transaction satisfies Section 1031 requirements. Nevada currently does not impose an individual state income tax.
Days 45–180 · Exchange closes
Day 0
Sale closes
→
Day 45
ID deadline
→
Planning
Financing and diligence checkpoint
→
Exchange period
Generally 180 days or tax-return due date, if earlier
→
Review
CPA confirms the tax result
02 — The Destination

Why some investors evaluate
Las Vegas replacement property

Nevada currently does not impose an individual state income tax. That is one planning fact—not a promise of tax savings, residency, exchange qualification, or investment performance.

Questions for the planning file

Ask the tax and legal team to document residency, source income, federal tax, depreciation recapture, basis, debt, boot, entity ownership, and whether the exact replacement interest qualifies.

Ask the real-estate team to document current inventory, property condition, income and expenses, financing, reserves, liquidity, and exit assumptions.

Las Vegas luxury communities
Ascaya
$4M – $25M+
Ultra-luxury custom hillside estates. Panoramic Strip views. Gated. The pinnacle of Las Vegas residential.
MacDonald Highlands
$3M – $15M
Dragon Ridge golf community. Guard-gated. Custom lots and finished estates on the Henderson mountains.
The Ridges
$2M – $10M
Summerlin's premier community. TPC Summerlin Golf. Guard-gated. Strong resale market. Family-centric.
One Queensridge
$1.5M – $8M
Luxury high-rise living. Concierge service. Lock-and-leave lifestyle. Ideal for executives and investors.
View all communities →
03 — Calculator

An illustrative tax estimate
in under 60 seconds

Enter basic property details for a simplified educational estimate. This is not a tax return calculation, a guarantee of deferral, or a substitute for advice from your CPA or tax attorney.

Capital gain
$3,800,000
Sale price minus purchase price
Depreciation recapture
$436,364
25% federal on accumulated depreciation
Total tax without 1031
$1,660,873
Federal + state + recapture combined
Federal tax rate
20%
Long-term capital gains (3.8% NIIT applied)
Illustrative state-tax difference
$505,400
Simplified comparison; residency and source-income rules vary
Estimated gain potentially deferred
$1,660,873
Subject to qualification, transaction facts, and professional review
Get the educational Nevada 1031 Investor Guide — free
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Educational estimate only. A CPA or tax attorney should calculate your actual tax exposure.
05 — Team

The advisors behind
every exchange

Meet the real-estate professionals supporting the property side of the conversation. Tax, legal, QI, accounting, investment, and securities decisions remain with the appropriate separate professionals.

Ken Calder
Ken Calder
Broker / Owner · Founder
Co-founder of You Decide Realty and 1031 Exchange Elite. Ken helps investors organize the Las Vegas property search and coordinate real-estate transaction details alongside their independent advisor team.
NV
Broker
B.1001776
NV License
Yorgho Triantaphyllou
Yorgho Triantaphyllou
Broker / Owner · Founder
Co-founder and real-estate broker supporting property evaluation and transaction coordination. Exchange eligibility, deadlines, funds, and tax results require confirmation by the taxpayer's QI, tax advisor, attorney, and closing team.
NV·TN
Licensed
B.1003067
NV License
Maggie Ameen
Maggie Ameen
Real Estate Advisor · Realtor
Licensed Nevada Realtor with exceptional command of Las Vegas market inventory and transaction mechanics. Known for determination and relentless follow-through — nothing falls through the cracks.
NV
Licensed
S.191401
NV License
Meet the full team →
06 — Resources

Free guides for serious investors

Every download is built for investors who already understand real estate and need the specifics — no beginner content, no sales fluff.

Nevada 1031 Investor Guide
A 22-page educational guide covering exchange concepts, timelines, QI questions, Las Vegas considerations, and topics to review with your professional team.
Download free PDF
Capital Gains Tax by State
A six-page educational state-tax reference. Verify every rate and its application with your CPA or tax attorney before relying on it.
Download free PDF
1031 Exchange Timeline Checklist
Day-by-day action checklist from sale contract through exchange close. Every deadline, every document, every phone call — organized so nothing slips.
Download free PDF
Las Vegas Luxury Neighborhood Guide
A five-page introduction to selected Las Vegas luxury communities. Verify current pricing, availability, HOA details, and property-specific facts.
Download free PDF
DST vs. Direct Ownership
Side-by-side comparison for passive income seekers. Delaware Statutory Trusts versus direct Las Vegas property — management burden, returns, risk, liquidity, and 1031 eligibility.
Download free PDF
QI Selection Checklist
How to vet and select a Qualified Intermediary — the most important and most overlooked step in every exchange. Includes questions to ask, red flags to avoid, and a scoring rubric.
Download free PDF
07 — Get started
If your sale has closed,
the exchange clock may be running.

A 30-minute property-planning conversation can help organize the real-estate questions for your QI, CPA, attorney, lender, and closing team.

Schedule a free consultation (702) 843-0044
Nevada · Tennessee
Mon – Sat, 8am – 7pm