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Realized1031 is the investor-facing marketplace of Realized Holdings. Its own disclosure states that securities and investment advisory services may be offered through registered representatives or investment adviser representatives of Realized Financial, Inc., a broker-dealer and registered investment adviser (realized1031.com). The path is registration, a consultation, then a portfolio assembled from the sponsor relationships the platform has built (how Realized works). Investors searching for realized1031 alternatives are usually weighing one of two different things: another curated, advisor-led marketplace, or a public data source that shows what sponsors have actually filed. This guide describes four of them — Realized1031, the free Top1031 directory, Kay Properties & Investments, and 1031 Crowdfunding — by coverage model, access model, and limits. It does not rank them and does not recommend one. None of them completes an exchange alone: a qualified intermediary is required, and a securities offering requires a broker-dealer relationship.
Why the comparison usually starts under a clock
A DST search often begins after the relinquished property has already closed, with the identification period running. A taxpayer has 45 days from the transfer of the relinquished property to identify replacement property in writing, and must receive the replacement property by the earlier of 180 days after the transfer or the due date, including extensions, of the return for the tax year of the transfer (IRS FS-2008-18). Those are the ordinary deadlines rather than absolute ones: the IRS has repeatedly postponed 1031 deadlines for taxpayers in federally declared disaster areas, and whether a postponement applies is a facts-and-dates question for a tax adviser.
Switching platforms mid-exchange changes none of this. The identification list is still due on the same day it was due before.
Realized1031 alternatives at a glance
Platform | Coverage model | Access model | What it does not do |
|---|---|---|---|
Realized1031 | DST, TIC, NNN and QOZ listings drawn from relationships the platform has built (marketplace page) | Register, then work with an assigned representative (realized1031.com) | Does not display offerings from sponsors it has not taken on |
Top1031 | Active DST offerings and sponsor records compiled from SEC filings | Free public directory; no account, no advisory relationship | Sells nothing, executes nothing, gives no suitability advice |
Kay Properties & Investments | Curated DST inventory with in-house due diligence; its published materials describe its offerings as Regulation D Rule 506(c), accredited investors only (firm disclosure) | Free marketplace login, then representative contact (kpi1031.com) | Publishes no public, sponsor-level grade an investor can check independently |
1031 Crowdfunding | Online listings across several property types; Capulent LLC is its managing broker-dealer (The DI Wire) | Browse online, then registration and representative contact | Lists curated inventory, not the filed market as a whole |
Top1031: a free, filing-based directory
Top1031 is a public directory assembled from SEC filing data rather than sponsor decks. It does not curate a shortlist; it shows filed offerings as they stand, searchable by asset type, property state, sponsor, and a categorical leverage tag — all-cash, leveraged, zero-coupon, or unknown — rather than a numeric loan-to-value field. Live counts of offerings and sponsors move as programs close and new ones file, which is why the current numbers live in the directory instead of in prose.
The boundary matters as much as the coverage. Top1031 is not a broker-dealer and not an investment adviser. It does not execute a transaction, does not assemble a portfolio, and does not judge whether an offering fits anyone's circumstances. Investing still runs through a licensed representative and a qualified intermediary.
Compare active DST offerings
Search sponsor records and offering details built from SEC filings.
What a Sponsor Grade is, and is not
A Sponsor Grade is sponsor-level, not offering-level. It is a letter — A through F, or NR where the public record is too thin — derived from two counts taken off public documents: programs that lost investor capital, and programs whose results the sponsor has published. That is the whole construction. It is not a per-trust rating, not a forecast, and not a suitability judgment, and it says nothing about whether a given offering belongs in a given exchange (what a Sponsor Grade measures).
Any performance figure attached to a sponsor's program — distribution rate, IRR, equity multiple — is a sponsor-stated figure reported by that sponsor, not an independently computed result.
Kay Properties & Investments and 1031 Crowdfunding
Both sit on the same side of the market as Realized1031: curated inventory, an affiliated broker-dealer, a representative attached to the process.
Kay Properties runs a DST-focused marketplace that investors can log into without charge to view current offerings (kpi1031.com), with a representative building an allocation across sponsors inside one exchange. Its disclosures state that securities are offered through FNEX Capital, member FINRA/SIPC, and that its offerings are Rule 506(c) offerings open to accredited investors (firm disclosure).
1031 Crowdfunding operates an online listing platform whose managing broker-dealer is Capulent LLC (The DI Wire). Browsing comes first and the advisory conversation second, which is a lighter first step than a phone-first process — though full offering documents and the transaction itself still run through the affiliated broker-dealer.
In each case the inventory reflects relationships the firm has negotiated. That is the design of a curated marketplace, not a defect in it; it simply defines what an investor will and will not see.
What sends investors looking in more than one place
The patterns repeat:
- A wish to see sponsors filing offerings that a given platform has not taken on.
- A preference for reading a sponsor's own filed record rather than a marketing summary.
- A desire to review a sponsor's litigation and regulatory history before an advisory relationship begins (how to read that record).
- A desire to draft an identification list independently while the 45-day window runs.
None of that makes a curated marketplace a weak one. It describes an investor who wants to see the field before deciding how to engage with it. And a sponsor absent from any one marketplace has not necessarily left the business — it may simply have no current raise, or no relationship with that platform, while its filed history remains public.
Terms that get mixed up in these comparisons
- Exempt, not registered. A Regulation D Rule 506(b) or 506(c) offering is exempt from registration under the Securities Act. It is not registered and not SEC-approved. Rule 506(b) permits up to 35 non-accredited but sophisticated purchasers and bars general solicitation; Rule 506(c) permits general solicitation but requires the issuer to verify that every purchaser is accredited.
- Form D. Form D is a brief notice filed with the SEC that an exempt offering has been made. It is not the private placement memorandum and not a stamp of approval.
- The DST safe harbor. The ruling addressing a DST holding real property and the exchange of DST interests under section 1031 is Revenue Ruling 2004-86, which also describes the restrictions on the trustee — no renegotiating leases or debt, no reinvesting proceeds, no new capital contributions. Revenue Procedure 2002-22 is a different item: the tenancy-in-common ruling guidelines, where the 35-co-owner figure lives. That figure is a safe-harbor condition for a private letter ruling, not a statutory cap.
- Boot. Paying all cash for a replacement property does not by itself neutralize relief from debt on the relinquished property. Whether debt relief produces taxable boot turns on debt replacement and additional cash within the facts of the exchange.
- 721 UPREIT. Contributing DST interests to an operating partnership converts real property into securities. What happens afterward — any redemption right, timing, or conversion to REIT shares — is governed by the transaction documents, and OP units and REIT shares are not themselves eligible for a later 1031 exchange.