Consistent Listings runs YouTube ads that reach 1031 exchange sellers in your zip codes while they research how to defer capital gains, then a US-based ISA team calls each lead within minutes and books the qualified ones as in-person listing appointments. Investors racing a 45-day identification clock rarely wait for a CPA referral to pick an agent. We guarantee at least one signed listing in 100 days or a full refund.
- 1031 exchange sellers search how a 1031 exchange works and the 45-day identification rule weeks before they search for an agent.
- YouTube targets by zip code, household income bracket and search intent, reaching investors before a CPA or intermediary ever refers one.
- Our US-based ISA team calls every 1031 exchange lead within minutes and only books appointments it is confident in.
- The 100-day guarantee applies the same way here: a signed listing on the relinquished property or a full refund.
- A 1031 exchange seller typically owns above-median property, so one listing often carries a larger commission than a standard sale.
What 1031 exchange sellers search before they call an agent
An investor selling into a 1031 exchange rarely opens with a search for an agent. They start with the mechanics, and the video has to answer that before it says anything about listing the property.
The phrases below are the ones we build 1031 exchange campaigns around.
| Search phrase | Intent stage | What the ad says |
|---|---|---|
| how does a 1031 exchange work | research | If you own a rental and want to sell without writing a cheque to the IRS, here is how a 1031 exchange works in plain English. |
| 1031 exchange 45 day rule | timing | Forty-five days goes fast. Here is how I line up the replacement before we list, so the deadline is a formality. |
| capital gains tax on sale of rental property | research | Selling a rental usually means capital gains and depreciation recapture. Here is how investors in your area defer both. |
| should I sell my rental property or do a 1031 exchange | research | Sell and pay the tax, or exchange and keep it working? Here is how I run the numbers with owners. |
| what is my rental property worth | valuation | A rental is worth one number to a landlord and another to a family. Here is how I price it to get the higher one. |
| 1031 exchange qualified intermediary near me | research | You need a qualified intermediary before closing, not after. Here is how I coordinate the intermediary, the closing and the replacement. |
| can I 1031 exchange into a different state | research | You can exchange into another state. Here is how I handle the sale here and the purchase there without missing a deadline. |
| real estate agent who does 1031 exchanges | agent | Before you hire an agent to sell a rental into an exchange, ask if they have closed one inside the exchange window. Here are the other two questions. |
The research-stage phrases matter most. An investor typing "1031 exchange qualified intermediary near me" has already decided to sell. Whoever answered their earlier questions on video is the agent they call first.
Why 1031 exchange leads from referrals and mailers do not turn into listings
"The qualified intermediary and the CPA hear about the sale months before I do."
Tax advisers get consulted first, so the agent is chosen by referral or not chosen at all.
"I get the buy side of the exchange but the listing went to someone else."
Investors often keep the agent who sold them the property years ago and only bring a new agent in to buy the replacement. The relinquished-property listing, the one with the larger commission, goes elsewhere.
"The owner lives out of state and I have no way to reach them except a mailer."
Absentee investors sit outside the local sphere and ignore generic postcards addressed to "the owner of record."
"By the time the investor calls me, the property has already closed and the 45 days are running."
Investors treat the listing side as the easy part and only start looking for help once the deadline bites, the worst time to meet an agent for the first time. This runs the same way for tired landlords and exiting investors: a YouTube campaign reverses the order, so the investor watches you weeks before the CPA meeting, and our team calls the moment they raise a hand.
The system, fitted to 1031 exchange sellers
01 Deploy what already works
We take the seller ad framework already producing listings across every market we run in and fit it to investment property in your zip codes. You record once, off a script we write, in about an hour. The script answers the deferral question first and introduces you second.
02 Precision targeting
We reach owners in your rental-heavy zip codes and the feeder zips where absentee investors live, who are searching the phrases in the table above. Targeting is by location, search behaviour and household income bracket, never by any status the owner holds.
03 ISA qualification
Our US-based team calls every lead within minutes. On a 1031 exchange lead, the first call confirms whether the property is a rental, whether the investor has decided to sell, and whether a CPA or intermediary is already involved.
04 You close
A qualified appointment lands in your calendar with the investor's situation written up: property type, lease timing, and roughly what they plan to buy next. Ads usually live within about a week of your recording, sometimes inside 72 hours, and the 100-day clock starts then, not on signing day.
Targeting 1031 exchange sellers on YouTube
Targeting for a 1031 exchange campaign runs on two geographic layers: the zip codes where the rentals sit, and the feeder zips where absentee owners actually live. Ads run in both.
The signals layered on top are search intent for how a 1031 exchange works, capital gains and qualified intermediary searches, in-market intent for selling investment property, viewers of real estate investing and tax planning channels, and household income bracket matched to the investment zips.
We exclude renters, licensed agents, and anyone already engaged with a separate buyer campaign you run. Targeting uses location, search behaviour and income bracket only, never a protected characteristic.
Seasonality runs in two peaks: the fourth quarter, when CPAs review the year with clients, and the first quarter, once tax returns make the gain real. Lease-end dates in spring and late summer then set the actual listing date.
What our ISA team asks 1031 exchange sellers
A 1031 exchange appointment only counts if the owner can sign a listing agreement on a qualifying property. The team confirms that before it books.
| Question | What a good answer sounds like | What we do not book |
|---|---|---|
| Is this a rental or investment property, or the home you live in? | It is a rental; I have owned it for years and do not live there. | It is my primary home |
| Have you decided to sell, or are you still weighing selling against keeping it? | We have decided to sell and want to exchange into something else. | Just wondering what it is worth |
| Have you spoken to a CPA or a qualified intermediary yet? | Yes, my CPA said exchange, or no, and I want an introduction. | Refuses any adviser and wants the cash |
| Do you know roughly what you want to buy next, and where? | A specific property type or market, even without an address. | No idea and no interest in figuring it out |
| When does the current lease end, and does the tenant know? | Inside 12 months, or month to month, and the tenant knows. | A long lease and refuses to sell with a tenant in place |
| Have you signed anything with another agent or broker? | No. | Already listed, or a management contract with a listing clause |
When those answers line up, the appointment goes on your calendar with the notes attached. When they do not, the lead stays in nurture until the exchange moves. That is what Appointment Setting for 1031 exchange sellers, our US-based ISA team, means in practice.
What a qualified 1031 exchange listings appointment looks like
The trigger here is usually the same: a CPA saying this is the year to sell and defer the gain. Our US-based ISA team picks the call up, not you. They dial in an average of 48 seconds and work a 10-point qualification before anything reaches your calendar. 95% of what they book shows up.
These are the points that decide it for 1031 exchange listings.
| What the team confirms | What gets it booked | What gets it declined |
|---|---|---|
| Is this a rental or investment property, or the home you live in? | It is a rental; I have owned it for years and do not live. | It is my primary home. |
| Have you decided to sell, or are you still weighing selling against keeping it or refinancing? | We have decided to sell and want to exchange into something else. | Just wondering what it is worth. |
| Have you spoken to a CPA or a qualified intermediary yet, or would that be useful? | Yes, my CPA said exchange, or no, and I want the agent to introduce. | Refuses to involve any adviser and wants to take the cash. |
| Do you know roughly what you want to buy next, and where? | A specific type of property or a market, even if not the address. | No idea and no interest in figuring it out. |
| When does the current lease end, and is the tenant aware you may sell? | Ends on a date inside 12 months, or month to month, and the tenant. | A long lease and refuses to sell with a tenant in place. |
What usually gets one declined is the same thing that makes it hard work: [object Object]. Before you drive out you get the recording, the transcript and a written brief on motivation, timeline and price expectation.
What agents ask before they start
Investors only work with the agent their CPA recommends. Some do. Most search first, and the agent who explains the exchange on video before the CPA meeting is the one they bring to it.
These deals take months and the guarantee is 100 days. The guarantee is a signed listing inside 100 days, not a closing. An investor who has decided to sell signs as soon as they trust the agent, and the exchange clock does not start until closing.
Half of these people will just want the buy side. The ISA asks whether the property they are selling sits in your zip codes. If it does, the appointment is a listing appointment. If not, you still get the introduction.
My market is full of small rentals under the price point I want. The exchange seller typically owns above the local median because the gain has built up over years. We fit the zip codes to your price point on the YouTube Listings Call.
1031 exchange listings in Canada
There is no direct equivalent of a 1031 exchange in Canada. Capital gains on a rental are taxed in the year of sale, and the replacement-property rules in the Income Tax Act are narrow and generally do not cover investment property the way Section 1031 does in the US.
For Canadian agents, the niche becomes capital gains planning for exiting investors instead: timing the sale around the owner's accountant and structuring the listing so the tenant and the sale calendar line up under provincial tenancy rules. The system runs the same way, with math in CAD and the ISA team calling Canadian numbers. Agents should confirm every tax detail with the client's accountant; we never give tax advice ourselves.
Related reading:
- YouTube Ads service for real estate agents
- what other agents got in their first 100 days
- YouTube Ads for 1031 Exchange Sellers
Questions, answered
How do I get 1031 exchange listings without waiting for CPA referrals?
1031 exchange listings usually reach an agent only after a CPA or qualified intermediary makes the introduction, which puts the agent last in line. YouTube ads reach the investor earlier, while they search how a 1031 exchange works and what the 45-day rule means, so they know your face before any referral conversation happens. Our YouTube Ads for 1031 Exchange Sellers page shows the campaign.
Can YouTube ads target investors who own rental property in my zip codes?
YouTube ads target investors by combining your zip codes, household income bracket and search behaviour, such as searches for capital gains tax on a rental sale or 1031 exchange rules. Google does not allow targeting by whether someone owns rental property directly, so the campaign reaches the right household through income bracket and search intent instead, then the ISA team confirms rental ownership on the first call.
How does an ISA qualify a 1031 exchange seller on the first call?
An ISA qualifying a 1031 exchange seller confirms the property is a rental or investment, not a primary home, that the owner has already decided to sell rather than just curious about value, and whether a CPA or qualified intermediary is already involved. The team also checks the lease timeline and whether anyone else on title needs to agree before it books an appointment.
What price point should I expect from 1031 exchange listings in a typical market?
Property sold into a 1031 exchange typically prices from $400,000 to $1,200,000, with a median around $650,000, because the gain has usually built up over years of holding a rental, small multi-family property or land. Your own market's price points may run higher or lower, and the YouTube Listings Call maps the range to your zip codes.
Does the 100-day guarantee work for a niche where closings take months?
The 100-day guarantee covers a signed listing agreement on the relinquished property, not a completed exchange. An investor who has decided to sell typically signs once they trust the agent, and the 45-day and 180-day exchange clocks only start after that sale closes, so the guarantee sits inside the earlier decision, not the later deadline.
Is there a Canadian version of a 1031 exchange niche for agents?
Canada has no direct equivalent of a 1031 exchange; capital gains on a rental are taxed in the year of sale under the Income Tax Act. Canadian agents run this niche as capital gains planning for exiting investors, timing the listing around the accountant and provincial tenancy rules, with math in CAD and the ISA team calling Canadian numbers.
Ready for your first listing?
Get 2 signed listings in your first 100 days. YouTube ads to homeowners in your zip codes, a US-based ISA team that books the qualified ones, and a full refund if you do not sign a listing in 100 days.