Top 1031 Exchange Companies In California For 2027

Planning a 1031 exchange California investors can trust? Compare 10 qualified intermediaries on fund security, CA offices, FTB 3840 and state QI law in 2027.

A 1031 exchange California investors complete runs on the same federal clock as anywhere else: identify replacement property within 45 days of the sale and close within 180 days, or by your return due date if earlier. California adds its own layer. The state regulates exchange facilitators, withholds on many real estate sales, and keeps tracking deferred gain when you buy replacement property in another state.

This list is for California owners of rentals, commercial buildings and land who want a qualified intermediary with a real California footprint. Seven firms on it are headquartered in California, Deferred runs its offices from Pasadena and Carlsbad, and IPX1031 and First American are national intermediaries with documented California offices or staff. Each entry says which. We weighed how funds are held, stated bond and insurance limits, credentials such as the Certified Exchange Specialist (CES) designation, the exchange types offered and years in business. For intermediaries outside California, see our national list of top 1031 exchange qualified intermediaries.

Two California rules to know up front. Under Financial Code section 51003, an exchange facilitator must keep a fidelity bond of at least $1 million, deposit $1 million, or hold all exchange funds in a qualified escrow or trust that needs the client’s written authorization for withdrawals. And if you defer California gain into out-of-state property, you file FTB Form 3840 every year until that gain is recognized.

1031 Exchange Companies In California At A Glance

Company	Headquarters	Best For	Standout
IPX1031	National (FNF subsidiary), 7 California offices	Large exchanges needing big stated protections	$100M fidelity bond, $30M E&O
First American Exchange Company	National (First American, Santa Ana parent)	Deals already closing through First American	500,000+ exchanges, accounts in taxpayer’s name
Asset Preservation, Inc.	Roseville, CA	Investors who want a California-headquartered national QI	Since 1990, 200,000+ exchanges
Old Republic Exchange	Walnut Creek, CA	Investors who want insurer backing in writing	$80M aggregate fidelity bond
Exeter 1031 Exchange Services	San Diego, CA	Complex and personal property exchanges	Affiliated Wyoming trust company
Starker Services	Los Gatos, CA	Investors who want an independent veteran firm	Formed in 1987 after the Starker decision
Exchange Resources, Inc.	San Diego, CA	Investors who want attorneys on staff	Separate FDIC-insured account per client
Mission 1031 Exchange	Bakersfield, CA	Central Valley owners who prefer a bank-owned QI	Subsidiary of Mission Bancorp
Deferred	Pasadena and Carlsbad, CA	Fee-sensitive forward exchanges	$0 forward exchange fee model
Asset Exchange Company	San Francisco, CA	Bay Area investors buying several properties	Fee covers up to three replacements

Best 1031 Exchange Companies In California In 2027

1. IPX1031 — Seven California Offices Backed By A $100 Million Fidelity Bond

IPX1031 is a subsidiary of Fidelity National Financial and publishes some of the largest stated protections in the industry: a $100 million fidelity bond, a $50 million written performance guaranty and $30 million in errors and omissions insurance. It is a national firm, but its California presence is extensive.

Its California page lists offices in San Jose, San Francisco, Yuba City, Newport Beach, Carlsbad, Arcadia and Santa Barbara, with named staff covering Silicon Valley, the Bay Area, Sacramento Valley, Tahoe, Wine Country, Fresno, Orange County and San Diego. Several of those local staff hold the CES designation. The page also flags the California clawback for investors who buy replacement property in another state.

For large or multi-property California exchanges, the combination of local staff and public-company backing is hard to match.

Best for: California investors with large exchanges who want the biggest published bond and guaranty limits plus a nearby office.

2. First American Exchange Company — 500,000-Plus Exchanges With Funds Titled In Your Name

First American Exchange Company is part of First American Financial, the title insurer founded in 1889 and headquartered in Santa Ana. The exchange company reports more than 500,000 completed exchanges and more than 145 exchange experts nationwide.

Funds sit in segregated bank deposit accounts titled in the taxpayer’s name and tax ID, at FDIC-insured institutions with investment-grade ratings. The company can often provide an indemnification letter covering losses from negligence, fraud or dishonesty by the company or its staff.

Its California page names a regional manager plus business development managers for Southern and Northern California and a Northern California operations manager, and says it serves Los Angeles, San Diego, Orange County, San Francisco, San Jose and Sacramento. It fits best when your escrow and title are already with First American.

Best for: Investors and brokers who want a high-volume intermediary tied to a California-headquartered title company.

3. Asset Preservation, Inc. — Roseville-Headquartered National Intermediary Since 1990

Asset Preservation, Inc. (API) has its national headquarters in Roseville and a Southern California office in Glendale. It was established in 1990, reports more than 200,000 exchanges, and is a wholly owned subsidiary of Stewart Information Services Corporation.

API holds funds in non-commingled accounts, carries fidelity bond and errors and omissions coverage, and backs its work with a written third-party performance assurance from Stewart. It has Certified Exchange Specialists on staff and is an FEA member. Named division managers cover Los Angeles and Northern California.

API says California exchanges are a significant share of its business, and it publishes California-specific material on the state’s withholding law, its qualified intermediary law (SB 1007), out-of-state replacement property reporting and identification rules. That makes it a strong choice for first-time exchangers who want the state rules explained.

Best for: California investors who want a home-state national intermediary with title company backing and good educational resources.

4. Old Republic Exchange — Walnut Creek Intermediary With A Written Parent Guarantee

Old Republic Exchange was incorporated in California in 1993 and is based in Walnut Creek. It is a wholly owned subsidiary of Old Republic International, a multi-line insurance holding company that also owns Old Republic National Title Insurance Company.

Its directory profile states a fidelity bond covering dishonesty or fraud with a $40 million single-loss and $80 million aggregate limit, plus professional liability insurance with a $50 million aggregate limit. On request, it provides a written guarantee from Old Republic National Title Holding Company that reimburses losses caused by the company’s gross negligence, fraud or dishonesty. Those figures come from its Realized directory listing, so ask for current certificates.

Investors who want written protections they can hand to an attorney before signing will find this structure easy to review.

Best for: Northern California investors who want an insurer-owned intermediary and a parent guarantee on paper.

5. Exeter 1031 Exchange Services — San Diego Intermediary With An Affiliated Wyoming Trust Company

Exeter 1031 Exchange Services is part of The Exeter Group of Companies, headquartered in San Diego. An affiliate, Exeter Trust Company in Cheyenne, Wyoming, offers qualified trust accounts and custody services, and a third-party profile reports that Exeter’s client funds are held there under Wyoming banking regulation.

Exeter handles forward, reverse and improvement exchanges in all 50 states. Its directory listing highlights complex structures, including exchanges of personal property such as aircraft and of foreign assets, and states a $3 million fidelity bond and $1 million in errors and omissions coverage. The group also offers self-directed IRA custody and title-holding trusts.

Because it has its own trust company, Exeter suits investors who prefer exchange funds held by a regulated trust entity rather than a general operating company.

Best for: Investors with unusual assets or structures who want funds held through an affiliated trust company.

6. Starker Services — Independent Los Gatos Firm Formed In 1987

Starker Services was formed in 1987, following the Starker tax court decision that gave delayed exchanges their name, and is based in Los Gatos. It describes itself as the nation’s oldest, largest and most experienced independent qualified intermediary, which is its own claim.

The firm is not owned by a bank or title company. Its directory listing says it was among the first firms to receive the CES designation, and its staff focuses on exchange strategy and documentation. Ask for its security of funds details, which are on a separate page of its site.

For Silicon Valley and Bay Area owners, Starker offers decades of exchange-only focus from a local office. Because it has no title or escrow business of its own, it can work with whichever title company handles your sale and purchase.

Best for: Bay Area investors who want a long-running independent intermediary rather than a title or bank affiliate.

7. Exchange Resources, Inc. — Attorneys On Staff And A Separate Account For Every Exchange

Exchange Resources, Inc. (ERI) was founded in 1999 and is headquartered in San Diego. It has qualified attorneys on staff and lists Certified Exchange Specialists and FEA affiliation on its site.

ERI sets up a separate FDIC-insured bank account for each client’s exchange and carries a fidelity bond and errors and omissions insurance, though its site does not state the limits. It handles delayed, simultaneous, build-to-suit and reverse exchanges. Because it is independent rather than owned by a title company, it works alongside whichever escrow and title firms your deal already uses.

The firm puts weight on education, publishing videos, brochures and an FAQ, and says CPAs, attorneys and escrow officers rely on it to explain exchanges. That suits investors who want legally trained staff reviewing documents.

Best for: Southern California investors who want separate accounts and attorney involvement on build-to-suit or reverse exchanges.

8. Mission 1031 Exchange — Bank-Owned Intermediary Headquartered In Bakersfield

Mission 1031 Exchange, LLC is a wholly owned subsidiary of Mission Bancorp, the holding company of Mission Bank, a California business bank headquartered in Bakersfield with offices around the state. It acts as a nationwide qualified intermediary, so the property does not need to be local.

Deposits are held at an FDIC-insured bank in a segregated account for each exchange. You receive a monthly bank statement while the exchange is active, and wiring funds requires your signed authorization. The team will also consult with your attorney or financial adviser at no extra cost.

Agricultural and Central Valley owners who already bank locally may prefer this bank-held structure over a national title affiliate. Ask about bond and insurance coverage too, since the site focuses on account controls rather than published limits.

Best for: Central Valley investors who want a bank-owned intermediary with monthly account statements.

9. Deferred — Zero-Fee Forward Exchanges From Pasadena And Carlsbad

Deferred has California offices in Pasadena and Carlsbad and uses a different pricing model: a $0 fee for forward exchanges. It shares the interest earned on exchange funds with the client, and its share covers its fee.

Funds sit in a segregated deposit account, with JPMorgan Chase and Raymond James shown as depository banks. Deferred states a $10 million fidelity bond and $5 million in errors and omissions insurance, reports more than 7,000 exchanges and says its staff includes an attorney and a CPA. Clients can start an exchange online, and its California page explains Form 3840 and the 3 1/3% withholding rule.

Its stated protections are lower than the title-owned firms above, so weigh fee savings against limits on very large exchanges.

Best for: California investors doing straightforward forward exchanges who want a low-cost online process.

10. Asset Exchange Company — San Francisco Intermediary With Attorney-Reviewed Agreements

Asset Exchange Company is an independent intermediary founded in 2006 by Leonard Spoto and Adam Skarsgard. Its directory listing places it on Market Street in San Francisco, and it serves all 50 states. It describes its approach as built on fair pricing and direct customer service from its principals.

Exchange funds are held in segregated, FDIC-insured accounts, and the firm carries fidelity bond and errors and omissions coverage. Exchange agreements are prepared and reviewed under a licensed attorney, and an in-house tax attorney helps substantiate the exchange if the IRS audits it.

It handles delayed, reverse, construction and multi-property commercial exchanges. Its standard delayed exchange fee covers up to three replacement properties, with no wire fees, which helps investors splitting proceeds across several purchases.

Best for: Bay Area investors buying multiple replacement properties who want transparent, flat pricing.

How To Choose A 1031 Exchange Company In California

Does The Intermediary Meet California’s Exchange Facilitator Law?

California’s law requires every California qualified intermediary, which the statute calls an exchange facilitator, to keep a $1 million fidelity bond, a $1 million deposit, or a qualified escrow or trust that needs your written authorization for withdrawals. It also sets an errors and omissions minimum and a prudent investor standard for exchange funds. Ask which option each firm uses and get proof in writing.

How Are Your Funds Held?

Prefer segregated accounts or qualified trusts in your name and tax ID over pooled accounts. Ask who can authorize a wire and whether you will see bank statements during the exchange.

Can It Handle California Withholding And Reporting?

California generally withholds 3 1/3% of the sales price on real estate sales over $100,000 unless an exemption applies. An exchange is claimed on Form 593. If you buy out of state, you will file FTB Form 3840 each year, so pick a firm that explains the California clawback clearly.

Does It Handle Your Exchange Type?

Reverse and improvement exchanges require the company to act as an Exchange Accommodation Titleholder. If you plan one, ask how many it closed last year. If you are considering fractional replacement property, review our list of Delaware Statutory Trust sponsors and speak with a licensed adviser.

How Will The Exchange Fit Your Depreciation Plan?

Your replacement property will be depreciated differently from the one you sold. Ask your CPA whether a study on the new building makes sense, and see our guide to how cost segregation works.

Frequently Asked Questions

What Is The California Clawback?

If you exchange California property for property in another state, California keeps its claim on the deferred California-source gain. You must file FTB Form 3840 annually until that gain is recognized, including after later exchanges of the out-of-state property.

Does California License 1031 Exchange Companies?

No. California sets minimum standards for exchange facilitators in the Financial Code, enforced through civil suits, but it does not license them. That is why checking bond, insurance and account structure matters.

What Are The 45-Day And 180-Day Deadlines?

You must identify replacement property in writing within 45 days of closing the sale and acquire it within 180 days, or by your tax return due date including extensions, whichever comes first. Both periods run at the same time.

Conclusion

The right 1031 exchange company in California depends on the size of your deal and how much protection you want on paper. IPX1031, First American and Asset Preservation offer large national platforms with California staff. Old Republic, Exeter and Starker bring long California track records, while Exchange Resources, Mission 1031, Deferred and Asset Exchange Company cover attorney-led, bank-held and low-fee options. Confirm the firm’s compliance with California’s facilitator law, plan for Form 593 and Form 3840, and confirm the tax treatment with your CPA. Exchanging into another state? Compare our list of 1031 exchange companies in Texas.

This article is general information, not tax or legal advice.