The Miami 1031 exchange market
Miami attracts domestic and international 1031 capital into condos, multifamily, waterfront retail and industrial space near the port and airport. Many investors exchange into South Florida from high-tax states, and foreign ownership makes FIRPTA and entity structure common topics.
- Multifamily and condo portfolios
- Industrial near PortMiami and MIA
- Waterfront and street retail
- Mixed-use development
Florida 1031 exchange tax rules
Florida has no state personal income tax, so a 1031 exchange in Miami defers federal capital-gains tax, the net investment income tax and depreciation recapture.
Florida has no state withholding on real-estate sales; federal FIRPTA withholding applies to foreign sellers and is common in Miami deals.
See the full Florida guide in our 1031 rules by state for more detail, and always confirm with a tax advisor.
How Miami firms use DeferAlly
- Deadline tracking: every Miami exchange shows live 45-day and 180-day countdowns, and an Urgent Deadlines board flags anything at risk.
- Escrow ledger: record deposits, mark funds received with the holding bank and see estimated interest.
- Identification checks: replacement properties are validated against the three-property, 200% and 95% rules, with map previews comparing relinquished and replacement locations.
- Documents and e-signature: exchange agreements, assignments and designation notices generated and signed in the app.
- Branded client portal: clients see their own deadlines, documents and balance under your firm's name.
- Delivery-tracked updates: email and text clients, closing agents and advisors, and resend in one click if a message fails.
Software for QIs, not a QI
DeferAlly does not act as a Qualified Intermediary and never holds exchange funds, so it never competes with Miami firms for clients. Your brand stays on everything your clients see.
Frequently asked questions
What is the best 1031 exchange software in Miami?
Miami firms choose DeferAlly for automatic deadline tracking, escrow ledgers, identification checks, built-in e-signature and a white-labeled client portal in one modern platform that needs no training.
What are the Florida rules for a 1031 exchange?
Florida has no state personal income tax, so a 1031 exchange in Miami defers federal capital-gains tax, the net investment income tax and depreciation recapture. Florida has no state withholding on real-estate sales; federal FIRPTA withholding applies to foreign sellers and is common in Miami deals.
Can foreign investors do a 1031 exchange in Miami?
Yes, foreign owners of U.S. real property can complete a 1031 exchange, but FIRPTA withholding rules apply and usually need a withholding certificate application to reduce or eliminate withholding.
Do Miami exchanges follow the same 45-day and 180-day deadlines?
Yes. The federal deadlines apply everywhere: identify replacement property within 45 days of the sale and close within 180 days. DeferAlly calculates both automatically.