Short answer
The five qualified intermediary (QI) firms below are 1031 Specialists, IPX1031, Asset Preservation, Inc. (API), Exeter 1031 Exchange Services and 1031 Services, Inc. We're 1031 Specialists, so we list ourselves first; the other four are in no particular order. They differ most in three ways: who owns them (a national title company, a trust company, or an independent firm), how they hold your sale proceeds, and what they charge. Every fact about another firm below comes from that firm's own website, checked November 12, 2026, and each one links to its source. Ask any QI to confirm the details in writing before you sign.
| Firm | Ownership | How funds are held, as the firm describes it | Published fees |
|---|---|---|---|
| 1031 Specialists | Independent | Separate qualified escrow account per client at an FDIC-insured bank; client signs off on any withdrawal | $1,195 standard; $7,995 reverse; $9,995 improvement |
| IPX1031 | Subsidiary of Fidelity National Financial | Ask for details in writing | Not listed; request a quote |
| Asset Preservation, Inc. | Wholly owned subsidiary of Stewart | Non-commingled accounts, with Stewart's written third-party performance assurance | Not listed; request a quote |
| Exeter 1031 Exchange Services | Not stated; client funds are held at Exeter Trust Company | Segregated, dual-approval qualified trust accounts at Exeter Trust Company, regulated by the Wyoming Division of Banking | $1,100 to $1,800 delayed; $7,500 to $15,000 or more for reverse and improvement |
| 1031 Services, Inc. | Not stated; based in Seattle | Ask for details in writing | Not listed; request a quote |
On this page
1. 1031 Specialists
What we offer: forward, reverse and improvement exchanges in all 50 states, at flat published fees: $1,195 for a standard exchange, $7,995 for a reverse exchange and $9,995 for an improvement exchange. Each tier includes an attorney guarantee, audit protection and unlimited tax optimization consulting. Standard exchanges come with a pay-when-you-close guarantee: if you decide not to go through with your exchange for any reason, you get your money back.
How we hold funds: each client's money sits in its own qualified escrow account at an FDIC-insured bank, and nothing leaves it without the client's written sign-off. See is my money safe with a QI for the details and our wire checks.
Best fit: investors who want a flat, published price and direct access to the people running the exchange.
2. IPX1031
IPX1031 says it is "the nation's largest Qualified Intermediary" and a subsidiary of Fidelity National Financial, which it describes as the world's largest provider of title insurance. It says it has served clients for over three decades. See IPX1031's About page.
Best fit: investors who want a QI owned by a large public title company. Ask: how your funds are titled and who approves withdrawals, and the fee for your exchange type.
3. Asset Preservation, Inc. (API)
API describes itself as Stewart's wholly owned subsidiary, established in 1990, with over 200,000 Section 1031 exchanges completed and Certified Exchange Specialists on staff. It says it provides non-commingled accounts, a fidelity bond, errors and omissions coverage, and Stewart's written third-party performance assurance. See apiexchange.com.
Best fit: investors who value a parent company's written assurance. Ask: what the performance assurance covers and its fee schedule.
4. Exeter 1031 Exchange Services
Exeter says client funds are held in separate, segregated, dual-approval qualified trust accounts with Exeter Trust Company, which it says is licensed, regulated and examined by the Wyoming Division of Banking (Exeter's qualified trust account page). Its fees page lists set-up and administration fees of $1,100 to $1,800, $200 to $500 per additional property, and $7,500 to $15,000 or more for reverse and improvement structures.
Best fit: investors who want funds held by a state-regulated trust company. For a side-by-side view, see 1031 Specialists vs. Exeter.
5. 1031 Services, Inc.
1031 Services, Inc. says it has handled Section 1031 exchanges since 1989 and acts as qualified intermediary in forward exchanges and as exchange accommodation titleholder in reverse and improvement exchanges throughout the U.S. It lists a Seattle, Washington address. See 1031services.com.
Best fit: investors who want a long-established independent firm. Ask: how funds are held, bond and insurance amounts, and fees.
How to choose among them
| If you care most about | Look for |
|---|---|
| Fund safety | Separate account in your name or for your benefit, your approval for withdrawals, fidelity bond and E&O amounts in writing |
| Price | A written fee for your exchange type, including extra properties, wires and early cancellation |
| A reverse or improvement exchange | Experience with exchange accommodation titleholders; see reverse exchange costs |
| Service | Who your contact is, how fast they answer, and backup if they're away |
| Independence | The QI can't be your agent, attorney or accountant from the past two years; see disqualified persons |
There is no federal license for QIs. Some states, such as Nevada and Washington, regulate exchange facilitators with bond and insurance rules; see QI liability and state laws. The QI role itself is defined in Treas. Reg. §1.1031(k)-1(g)(4).
Red flags with any QI
- Won't name the bank, the bond amount or the insurance limits in writing.
- Pools client money in its own operating account.
- Accepts wire instructions by email without a phone call-back; see the wire fraud checklist.
- Can't explain the fee for your exchange type before you sign.
- Offers tax or legal conclusions it isn't qualified to give.
The history behind these warnings, including the 2008 LandAmerica collapse, is in Part I of our QI failure series. For a broader buyer's guide, see best 1031 exchange companies. Want to compare us directly? Book an intro call or start your exchange.
Frequently asked questions
Who is the best qualified intermediary for a 1031 exchange?
It depends on what you value most: fund protection, price, experience with reverse or improvement exchanges, or service. Compare how each holds funds, its bond and insurance, and its written fees.
How much do qualified intermediaries charge?
Published fees for a standard delayed exchange are commonly around $1,100 to $1,800. Reverse and improvement exchanges cost more, often $7,500 to $15,000 or more.
Are qualified intermediaries regulated?
There's no federal license. A few states, such as Nevada and Washington, regulate exchange facilitators with licensing, bond or insurance rules.
Is a QI owned by a title company safer?
A large parent can add financial strength, and some offer written assurances. What protects you most is how your funds are held and who must approve withdrawals.
Can my real estate agent or accountant be my QI?
No. Anyone who has acted as your agent, attorney, accountant or broker in the past two years is generally a disqualified person.
Sources
- Treas. Reg. §1.1031(k)-1 (the qualified intermediary definition and disqualified persons)
- IPX1031: About IPX (IPX1031 ownership and history, as stated by IPX1031)
- Asset Preservation, Inc. (API ownership, history and fund handling, as stated by API)
- Exeter: Qualified Trust Accounts (Exeter's fund handling, as stated by Exeter)
- Exeter: 1031 exchange fees, costs and charges (Exeter's published fee ranges)
- 1031 Services, Inc. (1031 Services, Inc. history and services, as stated by the firm)
This article is general information, not tax or legal advice. Talk to your CPA or tax attorney about your situation.
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