Author: AskMyFinance Editorial Team

Selling an investment property often means a large capital gains tax bill. But there is a legal strategy that allows real estate investors to defer those taxes indefinitely — sometimes for a lifetime — while continuing to grow their portfolio. It is called a 1031 exchange, and it is one of the most powerful tax deferral tools available to real estate investors.

What Is a 1031 Exchange?

A 1031 exchange (named for Section 1031 of the Internal Revenue Code) allows you to sell one investment property and reinvest the proceeds into another “like-kind” property without immediately paying capital gains taxes on the sale. The tax is not eliminated — it is deferred until you eventually sell a property without doing another 1031 exchange.

If you continue doing 1031 exchanges throughout your lifetime and your heirs inherit the properties, they receive a stepped-up basis at your death, which can effectively eliminate the deferred capital gains taxes entirely.

What Properties Qualify?

Both the property being sold (the “relinquished property”) and the property being purchased (the “replacement property”) must meet certain criteria:

• Held for investment or used in a trade or business. Your primary residence does not qualify. Vacation homes usually do not qualify unless they are genuinely investment properties.
• Like-kind. “Like-kind” is broadly defined for real estate. You can exchange an apartment building for a strip mall, raw land for a rental house, or commercial office space for industrial property.
• Located in the United States. Foreign properties do not qualify for a 1031 exchange with U.S. properties.

The Timeline: 45 Days and 180 Days

45-day identification rule. You have 45 days from the close of the sale of your relinquished property to identify potential replacement properties in writing to your Qualified Intermediary. You can identify up to three properties regardless of value, or more if their total value does not exceed 200% of the relinquished property’s value.

180-day closing rule. You must close on the purchase of your replacement property within 180 days of the sale — or by the due date of your federal tax return for the year of the sale, whichever comes first.

The Qualified Intermediary: Required

A 1031 exchange requires a Qualified Intermediary (QI), also called an exchange facilitator. The QI holds the proceeds from your property sale in escrow — you cannot touch the money, or the exchange is disqualified. You must engage the QI before you close on the sale of your relinquished property. QI fees typically range from $500 to $1,500 for a straightforward exchange.

Boot: When You Owe Some Tax Anyway

“Boot” is any value received in an exchange that is not like-kind real property — cash, debt relief, or other property. Boot is taxable in the year of the exchange.

To fully defer capital gains taxes, you must:

• Reinvest all the proceeds from the sale into the replacement property
• Acquire replacement property of equal or greater value
• Replace any mortgage on the relinquished property with equal or greater debt on the replacement property

Types of 1031 Exchanges

Delayed (forward) exchange. The most common type. You sell first, then buy the replacement property within the 45/180-day window.

Reverse exchange. You acquire the replacement property first, then sell the relinquished property within 180 days. More complex and expensive, but useful when you need to secure the replacement property before your current one sells.

Improvement (construction) exchange. You use exchange funds to make improvements on the replacement property before taking title.

Delaware Statutory Trust (DST). You exchange into fractional ownership of a large commercial property. Useful for investors who want to exit active property management while maintaining 1031 eligibility.

Does 1031 Apply to Personal Property?

Before the 2017 Tax Cuts and Jobs Act, 1031 exchanges applied to some types of personal property — aircraft, artwork, equipment. The TCJA eliminated the like-kind exchange treatment for all personal property. Since January 1, 2018, Section 1031 applies only to real property.

The Long-Term Power of Repeated Exchanges

Each time you do a 1031 exchange, you defer the tax from the previous property and carry the deferred gain into the new property, reducing its basis. At death, if your heirs inherit the property, they receive a stepped-up basis equal to the property’s fair market value at the date of death, erasing all that deferred gain permanently.

Bottom Line

A 1031 exchange is one of the most powerful tax strategies available to real estate investors. By deferring capital gains taxes on each sale, you keep more money working in investments — compounding your returns over time. But the rules are strict: you must use a Qualified Intermediary, meet the 45-day and 180-day deadlines, and reinvest all proceeds to fully defer taxes. Work with a tax professional experienced in real estate exchanges before initiating any 1031 transaction.

For more on this topic, see our guide on how Qualified Opportunity Zones compare to 1031 exchanges for deferring capital gains.

Related: Step-Up in Basis: How It Reduces Taxes on Inherited Assets in 2026

If your 401(k) holds significant company stock that has grown substantially in value, there is a tax strategy you may not have heard of: Net Unrealized Appreciation, or NUA. Used correctly, NUA lets you convert what would otherwise be ordinary income into long-term capital gains — potentially saving a significant amount in taxes.

What Is Net Unrealized Appreciation?

Net Unrealized Appreciation is the difference between the cost basis of company stock in your 401(k) — what the company paid to put it there, or what you paid to acquire it inside the plan — and the current fair market value of that stock at the time of distribution.

Normally, every dollar withdrawn from a 401(k) is taxed as ordinary income at your marginal rate. But NUA treatment lets you take company stock out of the 401(k) in-kind (as shares, not cash), pay ordinary income tax only on the original cost basis, and then pay the lower long-term capital gains rate on the NUA — the appreciation — when you eventually sell the shares.

A Simple Example

Suppose your 401(k) contains 1,000 shares of your company’s stock. The company contributed those shares at an average cost basis of $10 per share ($10,000 total). Today, those shares are worth $80 per share ($80,000 total). Your NUA is $70,000.

With NUA treatment:

• You pay ordinary income tax on the $10,000 cost basis in the year of distribution
• The $70,000 NUA is not taxed at distribution — you report it only when you sell the shares
• When you sell the shares, the NUA is taxed at long-term capital gains rates (0%, 15%, or 20%), regardless of how long you hold them after distribution

Who Benefits Most From NUA?

NUA is most valuable when:

• The company stock has a very low cost basis relative to its current value
• Your ordinary income tax rate is significantly higher than your long-term capital gains rate
• You do not need the stock immediately and can plan the distribution strategically

The Lump-Sum Distribution Requirement

To use NUA treatment, you must take a lump-sum distribution of your entire 401(k) plan balance in a single tax year. You cannot cherry-pick just the company stock.

You can roll the non-stock portion of the 401(k) into an IRA to avoid paying tax on it immediately, while taking the company stock out in-kind. The rollover is not a distribution, so it does not trigger tax. But you must do both in the same tax year and your account balance must be $0 in the plan at year end.

NUA treatment is available only after certain triggering events: reaching age 59½, separating from service (leaving the employer), disability, or death.

Step-by-Step: How to Execute an NUA Distribution

1. Confirm the cost basis. Contact your 401(k) plan administrator and request the cost basis of your company stock holdings.
2. Calculate the NUA. Subtract the cost basis from the current market value.
3. Run the tax comparison. Compare what you would pay using NUA strategy against a standard IRA rollover. A CPA can model this.
4. Trigger the lump-sum distribution. Work with your HR department and plan administrator to request an in-kind distribution of the company shares to a taxable brokerage account while rolling remaining plan assets to an IRA in the same tax year.
5. Report correctly on your return. Your plan administrator will issue a 1099-R with the NUA shown in Box 6. Make sure your tax preparer understands how to report NUA treatment correctly.

Risks and Considerations

Concentration risk. Holding a large percentage of wealth in a single company’s stock is risky. Once the shares are in a taxable account, you can diversify — but any sale will trigger taxes.

The comparison matters. NUA does not automatically win. If your ordinary income rate in retirement is similar to your long-term capital gains rate, or if the NUA amount is small, the benefit may be minimal. Always model both scenarios.

Medicare surtax. High earners may owe an additional 3.8% Net Investment Income Tax on capital gains. Factor this into your analysis.

Bottom Line

Net Unrealized Appreciation is a valuable — but rarely used — tax strategy for employees who hold highly appreciated company stock inside their 401(k). By distributing shares in-kind and converting the appreciation from ordinary income tax rates to long-term capital gains rates, you can save significantly on taxes. Work with a CPA who understands the NUA rules before executing this strategy.

If you recently came into a large sum of money — an inheritance, a bonus, the proceeds from selling another property — you may be wondering about the best way to use it to reduce your mortgage burden. Most people immediately think about refinancing. But there is another option that far fewer homeowners know about: mortgage recasting.

Mortgage recasting lets you lower your monthly payment without going through the full refinance process. Here is how it works, who qualifies, and when it actually makes financial sense.

What Is Mortgage Recasting?

Mortgage recasting — also called a loan recast or reamortization — is a process where you make a large lump-sum payment toward your principal balance, and your lender then recalculates your monthly payment based on the new, lower balance. Your interest rate and loan term stay the same. Only your monthly payment drops.

For example, suppose you have a $300,000 mortgage at 6.5% with 25 years remaining. Your monthly principal and interest payment is about $2,023. If you make a $50,000 lump-sum payment, your balance drops to $250,000. After recasting, your lender recalculates your payment on that new balance at the same rate over the same remaining 25 years — and your monthly payment falls to roughly $1,686, saving you about $337 per month.

How the Recasting Process Works

The process is simpler than refinancing. Here is what typically happens:

1. Contact your lender. Not all lenders offer recasting. Call your servicer and ask whether your loan is eligible.
2. Make the lump-sum payment. Lenders usually require a minimum payment — commonly $5,000 to $10,000, though some require more.
3. Pay the recasting fee. Fees are typically $150 to $500, far less than the thousands you might spend on a refinance.
4. Lender recalculates your payment. Your lender reamortizes the remaining balance over the remaining loan term at your current interest rate.
5. New payment begins. Usually one to two billing cycles after the recast is processed, you begin paying the lower amount.

Recasting vs. Refinancing: The Key Differences

People often confuse recasting and refinancing because both can reduce your monthly mortgage payment. But they work very differently.

• Interest rate: Stays the same in a recast; can change with a refinance
• Loan term: Stays the same in a recast; resets (typically 30 years) with a refinance
• Credit check: Not required for a recast; required for a refinance
• Costs: $150 to $500 for a recast; 2% to 5% of loan amount for a refinance
• Lump sum required: Yes for a recast; no for a refinance
• Timeline: 2 to 4 weeks for a recast; 30 to 60 days for a refinance

Refinancing makes more sense when interest rates have dropped significantly since you took out your mortgage. Recasting makes more sense when your current rate is already competitive and you simply want to lower your monthly obligation using a windfall.

Who Is Mortgage Recasting For?

Mortgage recasting works best for homeowners who:

• Have a conventional mortgage (FHA, VA, and USDA loans are generally not eligible)
• Have received a large lump sum — from an inheritance, home sale, bonus, or investment gains
• Have a competitive interest rate they want to keep
• Want lower monthly payments without resetting their loan term
• Want to avoid the hassle of a full refinance application process

The Benefits of Mortgage Recasting

Lower monthly payment. The most direct benefit. Reducing your monthly payment frees up cash for other priorities — investing, saving, or building an emergency fund.

No credit check required. Your credit score has no impact on whether you qualify for a recast. This is a major advantage if your credit has changed since you took out the mortgage.

Minimal fees. A few hundred dollars versus potentially tens of thousands in refinancing costs.

You keep your interest rate. If you locked in a rate of 3.5% in 2021 and rates are now higher, recasting lets you reduce your monthly payment while keeping that favorable rate intact.

Faster and simpler process. No appraisal, no full application, no waiting for underwriting approval.

The Drawbacks of Mortgage Recasting

You must have a large lump sum. Recasting requires tying up a significant amount of money in home equity — money that could potentially earn more in investments.

Not available on all loan types. Government-backed loans typically cannot be recast. Check with your servicer before assuming you qualify.

Does not change your rate or term. If you are stuck in a high interest rate, recasting will not help you there. Only a refinance can lower your rate.

Opportunity cost. The money you put toward your mortgage is money that is not working for you in the market. Over long time horizons, investing that lump sum in a diversified portfolio may produce a higher return than the interest you save.

How to Request a Mortgage Recast

Start by calling your loan servicer. Ask these questions:

• Is my loan eligible for recasting?
• What is the minimum lump-sum payment required?
• What is the recasting fee?
• How long does the process take?
• Will my loan term stay the same?

Get the details in writing before you submit the payment. Once that money is applied to your principal, the decision is not easily undone.

Bottom Line

Mortgage recasting is a practical, low-cost way to reduce your monthly mortgage payment if you have a lump sum to put toward your principal. It is especially attractive when you have a favorable interest rate you want to keep and want to avoid the cost and hassle of refinancing. Make sure your other financial priorities — debt, savings, investments — are in order first before tying up a large sum in home equity.

High-income earners who have already maxed out their 401(k) and other qualified retirement accounts sometimes have access to an additional tool: the non-qualified deferred compensation plan, or NQDC. These plans can be powerful tax-deferral vehicles — but they carry risks that most people overlook. Here is what you need to know.

What Is a Non-Qualified Deferred Compensation Plan?

A non-qualified deferred compensation plan (NQDC) is an arrangement between an employer and a highly compensated employee that allows the employee to defer a portion of their compensation — salary, bonuses, commissions — to a future date, typically retirement. The deferred income is not subject to income tax until it is actually paid out.

“Non-qualified” means the plan does not meet the requirements of ERISA that govern 401(k) plans and pensions. This gives employers more flexibility in designing the plan — but it also means employees have less protection.

How NQDC Plans Work

Here is the basic flow:

1. You elect to defer income. Before the beginning of a plan year, you elect how much of your compensation to defer and when you want to receive it.
2. The employer promises to pay you later. The deferred amount is not set aside in a separate protected account. It is an unsecured promise by your employer to pay you that money in the future.
3. The money may grow. Many plans allow employees to choose from a menu of notional investment options. The account grows based on those selections, but the money stays in the company’s general assets.
4. You receive payment on the schedule you elected. Common payout triggers include retirement, a set future date, separation from service, death or disability, or a change in company ownership.

Who Can Participate?

NQDC plans are typically available only to a select group of highly compensated or management employees. Employers offer them as part of an executive compensation package. If you are not in a senior role or do not have a relatively high income, you likely do not have access to an NQDC plan.

The Tax Advantages

Deferred taxation. The money you defer is not included in your taxable income in the year it was earned. You defer the income tax bill until the money is paid out — ideally in retirement, when you may be in a lower tax bracket.

Investment growth before taxes. If your deferred balance grows over time, that growth compounds without annual tax drag.

Timing flexibility. If you expect a lower-income year in the future, you can elect to receive a distribution then, potentially at a lower effective rate.

The Risks You Must Understand

Unsecured creditor risk (the big one). Because NQDC plan assets remain part of the employer’s general assets, you are an unsecured creditor. If your employer goes bankrupt, your deferred compensation could be wiped out entirely.

You cannot easily change your distribution elections. IRS rules under Section 409A are strict. Once you make your distribution elections, changing them requires following specific procedures — and in many cases, any change must be made at least 12 months before the scheduled payout date and must push that date out at least five years.

You cannot roll the money into an IRA. Unlike 401(k) distributions, NQDC payouts cannot be rolled into an IRA. The entire distribution is taxable in the year received.

Early separation may trigger immediate payout. Many plans pay out balances upon separation from service. If that happens in a high-income year, you could face a large, unexpected tax bill.

NQDC vs. Qualified Plans: Quick Comparison

• ERISA protection: None for NQDC; full protection for 401(k)
• Contribution limits: No IRS cap for NQDC; $23,000 (2024) for 401(k)
• Available to all employees: No for NQDC (top-hat only); yes for 401(k)
• Rollover to IRA: No for NQDC; yes for 401(k)
• Bankruptcy protection: None for NQDC; protected for 401(k)

Strategies for Using NQDC Plans Effectively

Do not defer more than you can afford to lose. Given the counterparty risk, most financial advisors recommend limiting NQDC deferrals to an amount you could absorb if the company failed. Think of it as a portfolio allocation decision.

Diversify the timing of your distributions. Electing installment payouts over 10 to 15 years in retirement keeps you in lower tax brackets each year and avoids a massive one-time tax hit.

Assess your employer’s financial health. Some companies purchase company-owned life insurance or use a rabbi trust to informally set aside assets — while this does not eliminate your risk, it suggests the company is taking the obligation seriously.

Bottom Line

Non-qualified deferred compensation plans offer meaningful tax-deferral opportunities for high earners who have already maxed out their qualified retirement accounts. But the risks — particularly the counterparty risk and the rigid distribution rules — require careful thought before enrolling. Speak with a financial advisor who understands executive compensation before making your elections, and never defer more than your household finances could withstand if the company failed to pay.