Revenue Procedure 2000-37 (“Rev. Proc. 2000-37”), provides guidelines for the taxpayer to acquire the replacement property before the sale of the relinquished property is completed. The reverse exchange can be the ideal solution if the taxpayer cannot delay the closing of the replacement property. The reverse exchange helps investors meet a number of objectives:
Seize the Moment: Don’t miss out on the buy of a lifetime! Immediately acquire a desirable replacement property prior to selling the relinquished property.
Protect Your Exchange: Eliminate the pressure-filled problems presented by the 45-day identification period.
Improve the Replacement Property: Use the parking arrangement to increase the value of the replacement property by making capital improvements.
Investors can take advantage of the current real estate market and still defer their capital gain by following Rev. Proc. 2000-37 safe harbor guidelines for a reverse exchange.
Rev. Proc. 2000-37 makes it clear that the Exchanger cannot own both properties at the same time. It describes the ownership process as a “parking arrangement” because either ownership of the relinquished property or the replacement property is “parked” with an Exchange Accommodation Titleholder (“EAT”).
To “park” the ownership actually means that a deed is recorded to transfer the ownership to the EAT so that the Exchanger owns one property and the EAT owns the other property.
All investors should thoroughly review any contemplated reverse exchange transactions with their legal and/or tax advisors.