⏱ Your 45-day clock starts the moment your California sale closes
California investor? Your 1031 exchange belongs in Las Vegas.
5.4–8.5% cap rates. 0% Nevada income tax. $148K per unit versus $300K+ in Los Angeles. And a specialist broker who has managed 8 simultaneous 1031 closings in a single exchange window. The call you make today could defer over a million dollars in capital gains tax.
Direct line · No assistant · Jason answers personally · Exchange consultations are free
37.1%
CA tax rate deferred
$0
NV income tax
8.5%
Max LV cap rate
45 days
ID deadline
8
Simultaneous closings
CA capital gains
37.1%
▼ Federal + CA + NIIT
NV income tax
0%
▲ vs CA 13.3%
LV cap rate
5.4–8.5%
▲ vs LA 3.5%
1031 ID window
45 days
⚡ Clock starts at close
1031 close window
180 days
From sale close
LV price / unit
$148K
▲ vs LA $300K+
NV job growth
#1 US
▲ 9 months running
LV pop growth
2.8% YOY
▲ Top 5 US metro
Depreciation recap
25%
▼ Federal rate
CA capital gains
37.1%
▼ Federal + CA + NIIT
NV income tax
0%
▲ vs CA 13.3%
LV cap rate
5.4–8.5%
▲ vs LA 3.5%
1031 ID window
45 days
⚡ Clock starts at close
1031 close window
180 days
From sale close
LV price / unit
$148K
▲ vs LA $300K+
NV job growth
#1 US
▲ 9 months running
LV pop growth
2.8% YOY
▲ Top 5 US metro
Depreciation recap
25%
▼ Federal rate
⏱ Your exchange deadline
45-Day Identification Deadline Calculator
Enter the date your California property sale closed — or your expected close date. This calculator shows exactly how much time you have left to identify Las Vegas replacement properties and complete your exchange.
When did your California sale close?
Or enter your expected closing date if not yet closed.
What does missing your 1031 deadline actually cost?
California investors in the top tax bracket face a combined capital gains rate of up to 37.1% — federal 20%, plus 3.8% Net Investment Income Tax, plus California state 13.3%. This calculator shows your real number. Share it with your CPA or attorney.
California Capital Gains Tax Calculator — 2026
Enter your property details to see what you'd owe without a 1031 exchange — and what you defer by completing one into Las Vegas multifamily.
Capital gain (gain - basis)—
Depreciation recapture (25% federal)—
Federal capital gains tax (20%)—
Federal NIIT surcharge (3.8%)—
California state tax (13.3%)—
Total estimated tax if you DON'T exchange—
By completing your 1031 exchange into Las Vegas, you defer
—
That deferred tax stays working as equity in your Las Vegas investment property. At 7% cap rate it generates additional income every single year.
⚠️ Disclaimer: This calculator provides estimates for informational purposes only. Actual tax liability depends on your specific circumstances, deductions, and applicable rates. Always consult a qualified CPA or tax attorney before making investment decisions.
This is not a close comparison. Nevada is one of seven states with no income tax. California has the highest income tax rate in the United States. For a real estate investor, this difference is not academic — it compounds every year on every dollar of rental income.
🔴 California · Los Angeles
Capital gains tax rateUp to 37.1%
State income tax13.3%
Avg cap rate3.5–4.5%
Avg price / unit$300K–$500K+
Population growth-0.3% YOY
Annual tax on $200K income$26,600
After-tax yield on 4% cap rate~2.3%
✅ Nevada · Las Vegas
Capital gains (1031 deferred)$0 today
State income tax0%
Avg cap rate5.4–8.5%
Avg price / unit$108K–$165K
Population growth+2.8% YOY
Annual tax on $200K income$0
After-tax yield on 6.5% cap rate6.5%+
The hard maths: A California investor earning $200,000 in annual rental income pays $26,600 per year in California state income tax on that income. Moving the same capital to Las Vegas saves that $26,600 every single year — for the rest of their life — in addition to deferring capital gains on the sale. Over 20 years at 3% annual income growth, that is over $700,000 in state income tax eliminated. Forever.
30+
Years Las Vegas CRE expertise
8
Simultaneous 1031 closings — one investor
$0
Nevada state income tax saved annually
37.1%
Combined CA tax rate deferred
✦ Proof — it's been done
📖 Real transaction · Newport Beach California
One investor. One exchange window. Eight simultaneous Las Vegas closings.
A Newport Beach investor had built a significant multifamily portfolio in Southern California over decades. When the time came to sell a flagship asset, the capital gains exposure was substantial — the kind of number that concentrates the mind. The investor needed to deploy the full sale proceeds into qualifying replacement property within 180 days. The challenge was the size of the exchange — identifying and closing on enough Las Vegas multifamily to absorb the proceeds, on deadline, without error.
Jason Helliwell identified eight Las Vegas multifamily properties across multiple submarkets that met the investor's criteria — cash flow, management profile, and geographic distribution. He coordinated all eight transactions simultaneously: eight sets of inspections, eight negotiations, eight title searches, eight sets of lender documentation, all moving in parallel within a single exchange window.
All eight closed. The investor deferred the full capital gains tax liability, moved capital from a 3.5% cap rate California market into Las Vegas assets generating significantly higher yields, and eliminated California state income tax on rental income going forward. This is not a hypothetical. It happened.
The earlier you contact Jason the better. Identifying replacement properties before your sale closes means zero wasted days of your 45-day window. Jason can have Las Vegas properties lined up and ready the moment your clock starts.
Ideally: 30–90 days before close
2
Appoint a Qualified Intermediary
A QI holds your sale proceeds so you never touch the money — the IRS requires this for the exchange to be valid. Jason works with First American Title's exchange team. This is arranged before your California close.
Must be in place before close
3
California sale closes — clock starts
The moment your California property closes, two timers start simultaneously: 45 days to formally identify Las Vegas replacement properties, and 180 days to complete all purchases. Both are absolute deadlines.
Day 0 of 45 and 180
4
Identify replacement property by day 45
You must formally identify replacement properties in writing to your QI by day 45. Jason handles this — he knows the current Las Vegas inventory and can match properties to your exchange size immediately. You can identify up to three properties.
Hard deadline — no extensions
5
Close Las Vegas acquisition by day 180
All identified properties must close within 180 days. Jason manages inspections, negotiations, lender coordination, and the full closing process — remotely if needed. You can be in Newport Beach. The deal still closes on time.
Hard deadline — no extensions
The three-property rule: You can identify up to three potential replacement properties regardless of value — or more properties if their combined value does not exceed 200% of your sale price. Jason always identifies more options than needed to protect against one deal falling through.
✦ Current 1031-eligible inventory
Las Vegas replacement properties — available now
Three properties currently available. All suitable as 1031 exchange replacement property. Unlock full financials, rent rolls, and operating statements below.
100 Units · Near Nellis AFB✓ 1031 Eligible
Terravita — 100-Unit Community $17,000,000
100
Units
$170K
Per unit
6 plans
Floor plans
Condo-style community near Nellis AFB — military corridor stability, 6 floor plans, institutional scale. Ideal single replacement property for large CA exchange. 1031 eligible. Condo conversion exit optionality.
✓ Request sent — Jason will respond within 24 hours with full financials, rent roll, and exchange guidance.
41 Units · 7.41% Cap Rate✓ 1031 Eligible
41-Unit Apartment Building $5,150,000
41
Units
7.41%
Cap rate
$125,610
Per unit
7.41% cap rate vs the LA market average of 3.5–4.5%. Day-one cash flow. Pool on site. Priced below metro average per unit. Strong income property for CA investors seeking immediate yield improvement post-exchange.
✓ Request sent — Jason will respond within 24 hours with full financials, rent roll, and exchange guidance.
Fourplex · No HOA · East Las Vegas✓ 1031 Eligible
Investment Fourplex $699,950
4
Units
$700K
Price
Value-add
Strategy
Entry-level 1031 replacement or one of multiple identified properties in a larger exchange. Fully rented with below-market rents — immediate value-add opportunity. No HOA. Can be combined with other identified properties.
✓ Request sent — Jason will respond within 24 hours with full financials, rent roll, and exchange guidance.
Start your 1031 exchange consultation — free
Three fields. Jason calls you personally within 24 hours — usually same day. He will have Las Vegas replacement property options ready before the conversation starts. No obligation, no pressure, no assistant.
✅
Jason will call you — usually today
He personally reviews every 1031 exchange enquiry and will have Las Vegas replacement property options identified before he calls. While you wait — read the Newport Beach case study →
What happens if I miss the 45-day identification deadline?
Missing the 45-day deadline is catastrophic and irreversible — there are no extensions except in federally declared disasters. You must pay the full capital gains tax on the entire sale: up to 20% federal, 3.8% NIIT, and 13.3% California state — a combined maximum rate of 37.1%. On a $2M capital gain that is $742,000 in immediate tax liability that cannot be recovered. This is why contacting a Las Vegas specialist before your California sale closes is so important. Jason can have properties ready to identify on day one of your exchange window.
Do I have to invest all the sale proceeds into Las Vegas property?
To defer all capital gains tax, yes — you must reinvest all net proceeds and acquire replacement property of equal or greater value. If you take any cash out ("boot"), that amount is taxable. However, you can invest across multiple Las Vegas properties — the three-property rule allows you to identify up to three replacement properties regardless of their combined value, or more properties if their total value is within 200% of your sale price. This is how Jason managed 8 simultaneous closings for the Newport Beach investor.
Does California still tax me after I complete a 1031 exchange into Nevada?
California has a "clawback" rule — if you complete a 1031 exchange out of California into another state, California tracks the deferred gain and may claim it when you eventually sell the replacement property, even if you live in Nevada. This makes the Nevada 1031 strategy most powerful when combined with a long-term hold strategy and eventual estate planning with a stepped-up basis at death — which can permanently eliminate the California tax liability. Your CPA should model the full multi-decade picture. Jason works with CPAs who specialise in California-to-Nevada exchange strategy.
Can I identify Las Vegas properties as replacement before my California sale closes?
Yes — and this is the ideal approach. You can tour properties, negotiate terms, and have everything ready to move on day one of your exchange window. You simply cannot close on the Las Vegas purchase before your California sale closes (for a standard forward exchange). Contacting Jason 60–90 days before your expected California close date gives you the maximum runway to identify the right Las Vegas replacement properties without deadline pressure.
Do I need to travel to Las Vegas to complete the exchange?
No. Jason has managed 1031 exchange closings for California investors, Canadian investors, and international buyers who never visited Las Vegas. He arranges inspections, handles negotiations, coordinates with lenders, and manages the full closing process remotely. Given the tight 45 and 180-day deadlines, having a Las Vegas specialist who can move immediately without requiring your physical presence is often the difference between closing on time and missing the window.
1
Jason's AI Assistant
Online now · Las Vegas CRE
✅
You're in — Jason will call you!
📋 Step 1 — Jason personally reviews your details
📞 Step 2 — He calls you within 24 hrs, usually same day
