SNSANDHILL NEXUS
Visit Realm Nexus (347) 860-7097 Speak with the 1031 Team
Luxury Sandhill Shores townhome community at sunset
1031 DEADLINE SUPPORT

Running out of time
on your 1031 exchange?

If your 45-day identification window is closing and your original options fell through, Sandhill Shores may offer a professionally structured replacement-property path worth reviewing now.

Request an urgent review See how it works

For accredited and qualified investors. Subject to suitability, availability, and independent tax and legal review.

CHECK YOUR WINDOW

When did your sale close?

Enter your closing date to see your estimated identification and exchange deadlines.
45 daysto identify replacement property
180 daysto complete the exchange*
One focused teamto help evaluate a potential path
WHEN PLAN A FALLS APART

You still need a clear next move.

A failed contract, delayed closing, or unavailable inventory can put a carefully planned exchange at risk. Our process is built for investors who need speed, organized diligence, and direct access to decision-makers—not more noise.

01

Tell us your deadline

Share your closing date, exchange amount, and current status. We prioritize the most time-sensitive situations.

02

Review the opportunity

Receive available property and structure materials for review with your Qualified Intermediary and advisors.

03

Decide with your team

If the opportunity fits, coordinate documentation and next steps with independent tax and legal counsel.

THE REPLACEMENT-PROPERTY OPPORTUNITY

Sandhill Shores

A planned 140-residence luxury townhome community in Haines City, positioned in Central Florida’s Orlando–Tampa growth corridor.

  • Deeded real-estate focusStructured for review as a real-property interest rather than an LLC membership interest.
  • Institutional development visionApproximately 3,000-square-foot residences, resilient construction, and integrated solar planning.
  • Advisor-led diligenceDesigned for evaluation alongside your QI, CPA, attorney, and financial professionals.
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The goal is not to pressure a rushed decision. It is to put a viable, reviewable option in front of you while time still remains.

REALM NEXUS CORP. · PROJECT SPONSOR
URGENT REPLACEMENT-PROPERTY SUPPORT

Last-minute 1031 exchange options to review

Investors typically reach us after a replacement-property contract fails, financing is delayed, inventory disappears, or the 45-day identification deadline is closer than expected. If that describes your exchange, the priority is to organize the facts and place a reviewable option in front of your Qualified Intermediary and advisors while time remains.

1031 deadline approaching

Confirm your exact identification date with your Qualified Intermediary, gather your exchange amount and debt-replacement requirements, and request current property information immediately.

Replacement property fell through

If your original purchase failed while the identification window is still open, ask your QI and counsel whether an alternate property can be properly identified before the deadline.

Need a backup 1031 property

Review Sandhill Shores as a potential Central Florida replacement-property opportunity, subject to availability, suitability, documentation, and independent professional advice.

45-day rule help

Use the calculator above for a planning estimate, then verify the official identification and exchange-completion dates with your QI. Do not rely on the calculator as tax or legal advice.

CAPITAL GAINS & TAX-DEFERRAL PLANNING

Concerned about capital gains tax after selling investment property?

A properly completed Section 1031 like-kind exchange may defer recognition of gain when qualifying U.S. real property held for investment or business use is exchanged for other qualifying like-kind real property. A 1031 exchange generally defers tax—it does not automatically eliminate it.

If your sale has already closed, timing matters. Ask your Qualified Intermediary, CPA, and attorney to evaluate your exchange before the identification period expires.

Discuss a potential replacement property

Tax questions to review with your advisors

  • Estimated federal and state capital gains exposure
  • Depreciation-related gain and prior deductions
  • Whether your property and transaction may qualify under Section 1031
  • Replacement-property value and debt requirements
  • 45-day identification and 180-day completion dates
  • Consequences if the exchange is partially completed or fails
Read the IRS overview of like-kind exchanges →
1031 DEADLINE QUESTIONS

Last-minute 1031 exchange answers

What should I do if my 45-day identification deadline is approaching?

Contact your Qualified Intermediary and independent tax and legal advisors immediately. If time remains, you may still be able to identify an available replacement-property option. Use the deadline calculator above, then confirm the exact date with your QI.

Can I extend the 45-day 1031 identification period?

The identification period is generally strict. Limited relief may apply in certain federally declared disaster situations. Your QI and tax counsel should confirm whether any exception applies to you.

What if my original replacement property falls through?

If your identification window remains open, ask your QI about alternate identification options immediately. If it has closed, consult your QI, CPA, and attorney before taking further action.

Is Sandhill Shores guaranteed to qualify for my exchange?

No. Qualification depends on your circumstances and the final property and transaction structure. Any opportunity is subject to suitability, diligence, availability, and review by your independent advisors.

Can a 1031 exchange help defer capital gains tax?

A properly completed like-kind exchange may allow you to defer recognition of some or all gain on qualifying investment or business real property. Deferral is not the same as permanent tax elimination. Your advisors must determine how the rules apply to you.

What taxes should I discuss before selling investment property?

Depending on your circumstances, discuss federal capital gains tax, depreciation-related gain, net investment income tax, and any applicable state or local taxes with your CPA or tax attorney.

CONFIDENTIAL PRIORITY REVIEW

How many days do you have left?

Send the basics now. A Sandhill Nexus representative can contact you to determine whether current availability and your timeline justify a deeper review.

Contact the 1031 Team
(347) 860-7097
info@realmnexuscorp.com
Visit RealmNexus.com

Sales Gallery
960 Arthur Godfrey Road, Suite 402
Miami Beach, Florida

Important information

*The 45-day identification and 180-day exchange periods are general federal timelines and can be affected by applicable rules and circumstances. Review the IRS guidance on like-kind exchanges and consult your advisors. Sandhill Nexus and Realm Nexus Corp. do not provide tax, legal, or investment advice and do not guarantee 1031 qualification, tax deferral, financing, returns, liquidity, or availability. Any structure, property interest, or offering must be reviewed by your independent Qualified Intermediary, CPA, attorney, and financial advisor. This page is for informational purposes only and is not an offer to sell securities or a solicitation to purchase an investment.