David Moore

Founder | LandEx of Texas

David Moore is a fifth-generation Texan, born and raised in Hopkins County. A graduate of Sulphur Springs High School, he earned his Bachelor of Business Administration in Finance and Accounting from Stephen F. Austin State University in 1973. After beginning his career in banking and finance in Dallas, David founded Hopkins County Abstract Co. in 1976, providing real estate title and closing services throughout Hopkins County and surrounding communities for more than 30 years.

In 2005, David founded LandEx of Texas, specializing in Section 1031 tax-deferred exchanges. Drawing on decades of experience in real estate, finance, and title services, he has helped investors across the United States navigate the exchange process with knowledgeable guidance and a commitment to professional service.

Kristy Moseley

Qualified Intermediary | LandEx of Texas

Kristy Moseley is an experienced Qualified Intermediary specializing in Section 1031 tax-deferred exchanges. With more than a decade of experience in the real estate industry, she assists investors throughout the United States in navigating the exchange process, deferring capital gains taxes, and reinvesting in new properties. Her extensive industry knowledge, meticulous attention to detail, and commitment to client service help ensure transactions are handled with professionalism and care.

Known for her personable approach and dedication to building lasting relationships, Kristy has earned the trust of investors, real estate professionals, brokers, and title companies nationwide. Whether assisting first-time investors or experienced real estate professionals, she is committed to providing clear communication, dependable guidance, and a smooth exchange experience from beginning to end.

Delayed or Traditional Exchange: 45-Day and 180-Day Rules

A delayed exchange sells the relinquished property first and purchases replacement property later.

• Before the sale: Engage a qualified intermediary (QI) before closing. The QI coordinates exchange agreements and restricts access to sale proceeds.
• 45-day identification: Within 45 calendar days after the sale, identify replacement property in a signed written notice delivered to an eligible recipient. The three-property, 200%, and 95% identification rules may apply.
• 180-day acquisition: Receive the replacement property within 180 calendar days after the sale, or by the tax-return due date (including extensions) if earlier. Both periods begin on the same sale date.
• Plan ahead: Weekends and holidays count. Coordinate financing, title, identification, and closing dates early.

General information only; consult your qualified intermediary and tax or legal adviser about your transaction.

Simultaneous Exchange

The relinquished property and replacement property transfer as part of coordinated closings.

• Coordinate closings: Work with the QI, buyer, seller, title companies, and lenders to align both transactions.
• Document the exchange: Put exchange agreements and appropriate assignment notices in place before closing.
• Manage delays: If the closings cannot occur together, the transaction may need to be structured as a delayed exchange before the sale proceeds become available to the taxpayer.

General information only; consult your qualified intermediary and tax or legal adviser about your transaction.

Reverse Exchange

A reverse exchange can help secure replacement property before the relinquished property is sold.

• Use a parking arrangement: A properly structured exchange generally uses an exchange accommodation titleholder (EAT) and a qualified exchange accommodation arrangement.
• 45-day identification: Under the IRS safe harbor, identify the relinquished property within 45 calendar days after the EAT acquires the parked property.
• 180-day limit: Complete the required transfer within the applicable 180-day safe-harbor period.
• Plan financing and title: Reverse exchanges involve additional ownership, lending, title, and tax complexities. Arrange professional guidance before acquisition.

General information only; consult your qualified intermediary and tax or legal adviser about your transaction.

Improvement Exchange

Also called a build-to-suit exchange, this structure allows qualifying improvements to be made before the replacement property is received.

• Identify the property and work: Identify replacement real estate and describe intended improvements under the applicable identification rules.
• Use a titleholder: An EAT generally holds the replacement property while qualifying improvements are performed.
• 45-day and 180-day periods: The identification and completion deadlines apply. The replacement property must be received within the exchange period.
• Construction timing matters: Improvements completed after the taxpayer receives the property generally do not count as replacement property received in the exchange.

General information only; consult your qualified intermediary and tax or legal adviser about your transaction.

What is a 1031 Tax Exchange?

Section 1031 allows qualifying real estate held for investment or business use to be exchanged for other qualifying like-kind real estate, potentially deferring recognition of gain.

• Qualifying property: Generally, U.S. real property held for investment or productive use in a trade or business; personal residences and property held primarily for sale generally do not qualify.
• Like-kind: Different types of qualifying investment real estate may be like-kind, such as land and rental real estate.
• Tax deferral: The gain is generally deferred, not permanently eliminated. Basis and other tax rules still apply.
• Qualified intermediary: A QI typically handles exchange documents and sale proceeds to prevent the taxpayer from receiving the funds.

Example: A qualifying rental property may be exchanged for qualifying commercial real estate.

General information only; consult your qualified intermediary and tax or legal adviser about your transaction.

How Does a 1031 Exchange Work?

A properly planned exchange follows a documented process with strict deadlines.

• Prepare: Engage a qualified intermediary and establish the exchange before the relinquished property closes.
• Sell: Transfer the relinquished property without receiving the exchange proceeds.
• Identify: Identify qualifying replacement property in writing within 45 calendar days.
• Acquire: Receive replacement property within 180 calendar days, or by the applicable tax-return due date including extensions if earlier.
• Document: Keep exchange agreements, identification notices, and closing records.

Example: The 45-day and 180-day clocks both start when the relinquished property closes.

General information only; consult your qualified intermediary and tax or legal adviser about your transaction.

Benefits of a 1031 Exchange

A properly structured exchange can help investors reposition real estate holdings while deferring qualifying gain.

• Preserve capital: Defer certain immediate tax liabilities and retain more proceeds for reinvestment.
• Diversify: Exchange one qualifying property for multiple qualifying properties, subject to identification rules.
• Consolidate: Exchange multiple qualifying properties into fewer properties.
• Adjust investment strategy: Move among qualifying land, rental, commercial, or other investment real estate.

Example: An investor might exchange several rentals for one qualifying commercial property.

General information only; consult your qualified intermediary and tax or legal adviser about your transaction.

Important Considerations

Eligibility, identification, deadlines, financing, and documentation can determine whether an exchange succeeds.

• Deadlines: 45-day and 180-day deadlines are generally strict; limited disaster-related relief may apply.
• Identification limits: Three-property, 200%, and 95% rules can limit how many replacement properties are identified.
• Cash and debt: Cash received or other non-like-kind consideration can create taxable gain; debt changes can affect the result.
• Eligible parties: Certain agents or related persons cannot act as the QI.
• Professional review: Discuss each transaction with your qualified intermediary, tax adviser, and legal counsel before closing.

Example: Cash retained at closing may be taxable even if the rest of the exchange qualifies.

General information only; consult your qualified intermediary and tax or legal adviser about your transaction.