1031 Exchange Elite · Las Vegas · Nevada · Tennessee

Your property sold.
Keep the gains.
Move to Nevada.

High-net-worth investors trust 1031 Exchange Elite to defer millions in capital gains taxes — and reinvest into Las Vegas luxury real estate. Zero Nevada state income tax. Zero capital gains tax.

Calculate your savings How it works
Quick tax savings estimate
Estimated tax bill without 1031
$1,462,500
Federal 20% + CA 13.3% on ~$4.5M gain
Estimate only · Full analysis with CPA review on consultation
$0
Nevada state income tax
45
Days to identify replacement
180
Days to close exchange
100%
Capital gains deferred
01 — Process

Three steps to move your capital gains into Nevada

From sale close to Las Vegas close — we manage every step of the exchange timeline so you never miss a deadline.

01
Your property closes. The clock starts.
The moment your investment property sale closes, IRS deadlines activate. You have 45 days to identify a replacement property and 180 days to close. We're already working before you close.
Day 0 · Sale closes
02
We identify your Las Vegas replacement.
Based on your equity, lifestyle, and investment goals, we match you to Las Vegas properties — luxury residential, NNN commercial, or passive DST — and lock in identification within the 45-day window.
Days 1–45 · Identification
03
Exchange closes. Gain deferred.
Working with your Qualified Intermediary, we coordinate the exchange close within the 180-day window. Your capital gains are fully deferred into your new Nevada asset. Zero state income tax — forever.
Days 45–180 · Exchange closes
Day 0
Sale closes
→
Day 45
ID deadline
→
Day 90
Typical close
→
Day 180
Final deadline
→
$0
Tax paid
02 — The Destination

Why every serious investor is moving
capital gains to Las Vegas

Nevada has no state income tax, no capital gains tax, and no estate tax. The numbers are impossible to ignore.

Annual tax burden — $5M income
StateState cap gainsIncome taxAnnual burden
California13.3%13.3%$665,000+
New York10.9%10.9% + NYC$545,000+
Oregon9.9%9.9%$495,000+
Illinois4.95%4.95%$247,500+
Nevada0%0%$0
10-year projection
$6.65M saved
vs. staying in California on $5M annual income
Las Vegas luxury communities
Ascaya
$4M – $25M+
Ultra-luxury custom hillside estates. Panoramic Strip views. Gated. The pinnacle of Las Vegas residential.
MacDonald Highlands
$3M – $15M
Dragon Ridge golf community. Guard-gated. Custom lots and finished estates on the Henderson mountains.
The Ridges
$2M – $10M
Summerlin's premier community. TPC Summerlin Golf. Guard-gated. Strong resale market. Family-centric.
One Queensridge
$1.5M – $8M
Luxury high-rise living. Concierge service. Lock-and-leave lifestyle. Ideal for executives and investors.
View all communities →
03 — Calculator

Your exact tax savings
in under 60 seconds

Enter your property details and see exactly what you owe — and what you keep — with a 1031 exchange into Nevada.

Capital gain
$3,800,000
Sale price minus purchase price
Depreciation recapture
$436,364
25% federal on accumulated depreciation
Total tax without 1031
$1,660,873
Federal + state + recapture combined
Federal tax rate
20%
Long-term capital gains (3.8% NIIT applied)
State tax avoided via NV
$505,400
Nevada vs. your current state — ongoing
Total saved via 1031
$1,660,873
Full tax deferred — available to reinvest
Get your full PDF analysis — free
Includes depreciation schedule, QI recommendation, and Las Vegas inventory matched to your budget.
05 — Team

The advisors behind
every exchange

Every member of our team is a licensed real estate advisor in Nevada and Tennessee, with deep 1031 exchange specialization and verifiable transaction history.

Ken Calder
Ken Calder
Broker / Owner · Founder
Co-founder of You Decide Realty and 1031 Exchange Elite. Licensed in Nevada and Tennessee. Specializes in guiding investors through tax-deferred exchanges into Las Vegas luxury real estate with zero pressure and complete transparency.
NV·TN
Licensed
B.1001776
NV License
Yorgho Triantaphyllou
Yorgho Triantaphyllou
Broker / Owner · Founder
Co-founder and Broker of You Decide Realty and 1031 Exchange Elite. Licensed in Nevada and Tennessee. Brings rigorous, detail-driven execution to every exchange — ensuring every deadline is met and every dollar is protected.
NV·TN
Licensed
B.1003067
NV License
Maggie Ameen
Maggie Ameen
Real Estate Advisor · Realtor
Licensed Nevada Realtor with exceptional command of Las Vegas market inventory and transaction mechanics. Known for determination and relentless follow-through — nothing falls through the cracks.
NV
Licensed
S.191401
NV License
Meet the full team — including Konstantina →
06 — Resources

Free guides for serious investors

Every download is built for investors who already understand real estate and need the specifics — no beginner content, no sales fluff.

Nevada 1031 Investor Guide
The complete playbook for moving investment equity into Nevada — IRS rules, timelines, QI selection, Las Vegas market data, and tax comparison by source state. 24 pages.
Download free PDF
Capital Gains Tax by State
One-page cheat sheet showing state capital gains rates, income tax rates, and estate taxes for all 50 states. Designed to share with your CPA or estate attorney.
Download free PDF
1031 Exchange Timeline Checklist
Day-by-day action checklist from sale contract through exchange close. Every deadline, every document, every phone call — organized so nothing slips.
Download free PDF
Las Vegas Luxury Neighborhood Guide
In-depth profiles of Ascaya, MacDonald Highlands, The Ridges, and six other premier communities — with pricing, amenities, HOA data, and investment performance.
Download free PDF
DST vs. Direct Ownership
Side-by-side comparison for passive income seekers. Delaware Statutory Trusts versus direct Las Vegas property — management burden, returns, risk, liquidity, and 1031 eligibility.
Download free PDF
QI Selection Checklist
How to vet and select a Qualified Intermediary — the most important and most overlooked step in every exchange. Includes questions to ask, red flags to avoid, and a scoring rubric.
Download free PDF
07 — Get started
Your 45-day window is
already counting down.

A 15-minute call with one of our advisors — and your CPA if you'd like — is the fastest way to know exactly what you're working with. No pressure. All numbers.

Schedule a free consultation (702) 843-0044
Nevada · Tennessee
Mon – Sat, 8am – 7pm