This advanced investment strategy enables investors to access professionally managed, diversified real estate portfolios while deferring capital gains taxes. Here’s a closer look at what 721 Exchanges are, how they work, and their potential benefits.
Section 721 of the Internal Revenue Code allows real estate owners to contribute property to a REIT’s operating partnership through an Umbrella Partnership Real Estate Investment Trust (UPREIT) structure. Unlike a traditional 1031 Exchange, which focuses on “like-kind” property swaps, a 721 Exchange enables investors to transition from direct property ownership or Delaware statutory trusts (DSTs) into an interest in a REIT operating partnership.
The process typically has two phases:
Under a forced 721 Exchange, investors must exchange their DST interests for REIT shares under specific circumstances, often during a liquidity event. While this offers immediate diversification and professional management, the timing may not align with the investor’s financial strategy, and it may expose the investor to the market–and its volatility–if the REIT’s shares are traded.
Under an optional 721 Exchange, investors can convert DST interests into REIT shares at a time that suits their goals. This provides flexibility to align the exchange with market conditions and the investor’s financial planning needs.
Before committing to a 721 Exchange, investors should evaluate the REIT’s financial health, the quality of its portfolio and the skill and track record of its management team.
The complexities of 721 Exchanges make professional guidance essential. Experts in alternative investments and tax-advantaged strategies, like DSTs 1031 Investments, can help navigate the 721 Exchange process, explain the benefits and risks, and evaluate available investments.
Engaging in a 721 Exchange has several potential benefits: