No limit
The tax code sets no limit on how many times you can use a 1031 exchange. You can roll gains from property to property, exchange after exchange, deferring the tax each time.
Chaining exchanges
Investors trade up over years — a small rental into a duplex, into a small apartment building — deferring recapture and capital gains at every step, so the full equity keeps compounding.
The endgame
Keep exchanging until death, and heirs may receive a stepped-up basis that eliminates the deferred tax entirely — the "swap till you drop" strategy.
Frequently asked questions
Is there a limit on 1031 exchanges?
No. You can do as many as you want, deferring tax each time, as long as each exchange follows the 45- and 180-day rules.
Can you defer tax forever with 1031s?
Effectively yes — chain exchanges during life, then a step-up in basis at death can wipe out the deferred tax for heirs.
Sources
Educational information and estimates only. Not tax advice. Tax rules change and vary by situation; consult a qualified tax professional before acting.