Defer capital gains and preserve your wealth
Future Forest Properties, LLC frequently works with clients to source and market properties for 1031 exchanges — putting our network to work on both sides of the deal.
What is a 1031 exchange?
Internal Revenue Code Section 1031 lets a taxpayer defer recognition of capital gains — and the related federal income tax — on the exchange of certain “like-kind” property held for investment. Done right, it's one of the most powerful tools for keeping your investment capital working for you.
The rules
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The exchange period begins when the deed records or possession transfers to the buyer.
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You have a 45-day identification period and 180 days to finalize the purchase or sale.
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The process must be handled with a federally licensed enrolled agent and a qualified intermediary.
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Replacement properties can be identified by the Three-Property Rule, the 200% Rule, or the 95% Rule.
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Only properties identified in the first 45 days can be purchased — and must close within 180 days of the identification period's start.
This overview is general information, not tax or legal advice. Always work with a qualified intermediary and tax professional on your specific exchange.
How Future Forest helps
The combined contacts and experience of Mike Keenan and owner Corey Figueiredo create opportunities other firms can't. Mike's 50+ years in the area open doors to properties that aren't formally listed but are under consideration to be marketed.
Corey brings 20+ years of forestry experience with over 3,000 clients and more than 300,000 acres of client property — plus constant interaction with new listings, creating a deep pool of potential properties and buyers.
Let us help you through a property exchange, so your wealth can be preserved.
1031 exchange questions, answered
What is a 1031 exchange?
A 1031 exchange lets you defer capital-gains tax when you sell investment or business property and reinvest the proceeds into 'like-kind' property. Both the property you sell and the one you buy must be held for investment or productive use, not personal use.
Can I do a 1031 exchange with vacant land, timberland, or a farm?
Yes. Raw land, timberland, farmland, and most other real property held for investment generally qualify as like-kind to other U.S. real property. That means you can exchange land for land, land for a rental, a farm for timberland, and similar combinations.
What are the 1031 exchange deadlines?
Two strict, concurrent clocks start when you sell: you have 45 days to identify replacement property in writing, and 180 days total to close on it. Missing either deadline disqualifies the exchange.
How do I identify replacement property?
You can use the Three-Property Rule (identify up to three properties of any value), the 200% Rule (any number, as long as their combined value is no more than 200% of what you sold), or the 95% Rule. Only properties you identify within the first 45 days can be purchased.
Do I need a qualified intermediary?
Yes. You cannot take possession of the sale proceeds yourself. A qualified intermediary must hold the funds and facilitate the exchange, and a federally licensed enrolled agent should handle the tax side.
How does Future Forest Properties help with a 1031 exchange?
We put our network of 3,000+ clients and 300,000+ acres under management to work sourcing and marketing both sides of an exchange — including off-market properties — so you can find or sell a qualifying like-kind property within your timeline. This is general information, not tax advice; always work with a qualified intermediary and tax professional.
One team for land and home
Land or home, buying or selling — you get the same combination of deep market knowledge, specialized expertise, and a network that keeps the right opportunities moving.
Decades of combined expertise
Mike Keenan's 50+ years in real estate and Corey Figueiredo's forestry career since 1996, plus dedicated residential and land agents who know their craft.
Two markets, one trusted team
Whether you're buying rural acreage or a family home, we know Western New York and the Finger Lakes inside out — the markets, the property history, and the neighborhoods.
Specialized knowledge that pays off
Timber management, highest-and-best-use, tax-savings plans, 1031 exchanges, and government grants for land — plus pricing, staging, and negotiation know-how for homes.
A 3,000+ client network
Our proprietary database keeps a steady flow of quality land and home opportunities moving, connecting the right buyers and sellers faster.
Considering a 1031 exchange?
Reach out and we'll help you find — or market — the right like-kind property within your timeline.