BlueLion 1031

1031 exchange qualified intermediary, Glen Burnie, Maryland

1031 exchanges nationwide, handled by an attorney.

BlueLion 1031 is a qualified intermediary serving investors nationwide. We hold the proceeds of your sale in a segregated account at an FDIC insured bank, prepare the exchange documents, and track your 45 and 180 day deadlines, for one flat fee.

Start an exchange Call (410) 863-1555
Nicholas A. Henault, Esq., managing director of BlueLion 1031
Nicholas A. Henault, Esq., Managing Director
$400M+
in exchange funds handled
40 yrs
of family escrow and title experience in the Mid-Atlantic
100%
of exchanges staffed by an attorney
$1,000
flat fee for a delayed exchange (sell, then buy), whatever the property is worth

Why investors use BlueLion.

Your documents are prepared and reviewed by an attorney.

The attorney staffed on your exchange prepares the exchange agreement, the assignments and the identification notice, reviews both closings, and tracks your deadlines. You can call that attorney directly with questions.

Your funds are held in their own account.

That account is at an FDIC insured bank. Transactions are bonded through M&T Bank and covered by errors and omissions insurance. Interest earned on your exchange funds can be shared with you; ask when you start your exchange.

Your exchange is tracked step by step in the client portal.

The portal shows the live status of your exchange on desktop and in the mobile app. You sign documents with DocuSign inside the portal and can talk, text or video chat with the exchange team. Sign in if you are already a client.

The client portal exchange tracker, listing each step of the exchange with its status

How it works

The 1031 exchange timeline, and what it costs.

  1. Before you close on the sale

    Call while the property is under contract. We prepare the exchange agreement and the assignment of your sale contract, which lets us stand in your place at closing so the proceeds are paid to us rather than to you. Your sale still closes with the same buyer on the same terms. We coordinate with your settlement attorney or title company so the closing is documented as an exchange.

  2. Day 0: your sale closes

    The proceeds go from settlement directly into your exchange account. You never take possession of them. If you did, the exchange would be disqualified. The 45 and 180 day periods both start today.

  3. Day 45: identification

    You identify the replacement property in writing within 45 days. We prepare the identification notice and review it with you before you sign. The IRS does not extend this date except for federally declared disasters.

  4. Day 180: you close on the replacement

    You must close within 180 days of the sale, or by the due date of your tax return including extensions, whichever comes first. If your sale closes late in the year, you may need to extend that year's return to keep the full 180 days. You assign the purchase contract to us, and we send the funds to closing. Your CPA reports the exchange on Form 8824.

See every step: what you do, what we do, and the rules

Your 45 and 180 day dates

Identify by (day 45)
Choose a date
Close by (day 180)
Choose a date

Fees

Delayed exchangeSell first, then buy. The structure most exchanges use.
$1,000
Reverse exchangeBuy the replacement before your sale closes.
$7,500
Improvement exchangeBuild or renovate the replacement with exchange proceeds.
$7,500
DST transactionMove the proceeds into a Delaware Statutory Trust for a passive interest in a larger property.
$1,000

One fee per exchange, settled at the closing of the property you sell. Reverse and improvement exchanges cost more because property has to be held on your behalf during the exchange. Details on the pricing page.

From clients.

“Their attentive style made the 1031 exchange quite effortless for my wife and myself.”

Conrad J.

“Nick was an incredibly helpful thought partner and helped unravel the complexities of the transaction.”

George F.

“Their portal was amazing and super helpful for my 1031.”

Joey H.
Attorneys from the firm

About BlueLion

A family business in Glen Burnie, Maryland.

The Henault family has run escrow and title businesses in the Mid-Atlantic for forty years, and we bring the same care to every exchange at BlueLion 1031: we handle each client’s money the way we would want our own family’s handled.

That means taking the time to understand your situation before your sale closes, explaining each step before it happens, and staying with you through the closing on your replacement property.

We work alongside a related law firm, Henault & Sysko Chartered, from our office at 306 Crain Hwy N in Glen Burnie, and handle exchanges for investors nationwide.

BlueLion 1031 serves as a qualified intermediary and does not provide tax, legal, investment, or real estate brokerage advice.

Start your exchange before your sale closes.

Start online in about 30 seconds, or call and speak with an attorney.

Start an exchange Call (410) 863-1555

Researching first? Read our guides to 1031 exchanges.