Most Cobb County landlords selling a long-held rental are stunned by the tax exposure, capital gains plus depreciation recapture, once they run the numbers. A 1031 exchange can defer both, but only if you line up a qualified intermediary before closing and hit two unforgiving IRS deadlines. Here's how the exchange actually works and whether it fits your exit plan.

Most Cobb County landlords don't realize a 1031 exchange comes with a hard 45-day clock the moment their sale closes, not once they've found a replacement property. Here's how the identification and closing deadlines actually work, what Georgia's withholding rules require, and why lining up a qualified intermediary before you close is the step most investors miss.