A Reverse Exchange is a type of tax-deferred exchange, allowed by the Internal Revenue Code Section 1031, that enables investors to acquire a new property before selling the relinquished property. The 1031 exchange rule permits investors to defer capital gains taxes on the exchange of like-kind properties held for business or investment purposes.

Here is a basic breakdown of how a Reverse Exchange works:

Initiation: An investor identifies a new property they want to acquire before they have sold their current, relinquished property.
Exchange Accommodation Titleholder (EAT): Since the investor cannot hold the title to both properties simultaneously during the exchange process, an Exchange Accommodation Titleholder (EAT) temporarily holds the title to the newly acquired property. The EAT is a separate entity, often established by a qualified intermediary, that facilitates the reverse exchange.
Funding: The investor funds the purchase of the new property, and the sale proceeds from the relinquished property will eventually replace these funds.
Sale of Relinquished Property: The investor then has a specific period, typically 180 days, to sell the relinquished property. The proceeds from this sale are used to complete the exchange and acquire the new property from the EAT.
Completion: Once the relinquished property is sold, the titles are transferred appropriately, ensuring that the investor ends up with the title to the new property, and the EAT is no longer involved.
Tax Deferral: By adhering to the rules and timelines of the 1031 exchange, the investor can defer capital gains taxes that would otherwise be incurred from the sale of the relinquished property.

The Reverse Exchange offers flexibility, allowing investors to seize favorable market opportunities by acquiring a new property before a suitable buyer is found for the property they intend to sell. However, navigating the complexities and strict regulations of a Reverse Exchange requires careful planning and expertise in tax and real estate law.