A Delaware Statutory Trust comes with tax reporting most generalist CPAs rarely see: the 1031 exchange going in, the annual tax package every year it's held, and the sale or re-exchange coming out.
Whether the DST is yours or your client's, the model is the same: the investor keeps their own CPA, and we handle the DST pieces — documentation, Schedule E figures, and sale reporting, delivered ready to file.
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Open the calendarWe'll review your notes before the call. Have this year's DST tax package handy if you've received it — it makes the conversation concrete.
DST tax questions follow the investment: going in, every year it's held, and coming out the other side. Whether the DST is yours or your client's, find the stage — that's roughly what the first conversation will cover.
The 1031 exchange that funds your DST needs post-closing analysis. Fractional ownership, reserves, and offering costs create basis complexities most CPAs rarely see — and boot that's misclassified gets taxed wrong in either direction.
Each year your sponsor sends a tax package, and each year someone has to carry it onto your Schedule E correctly. We turn the package into finished, filing-ready figures for your CPA — a flat annual fee, for as long as you hold the trust.
When the trust goes full cycle, you either report the sale or roll into your next 1031 exchange — and both depend on basis and depreciation records that were kept right along the way.
Held a DST for years and never had the reporting checked? We review what's been filed and flag what's off. And if an exchange we've documented faces an IRS audit, we defend it at no additional cost.
Every year, your DST sponsor sends a tax package. It lists your share of the trust's rental income, operating expenses, mortgage interest, and depreciation for the year.
What it is not is a completed tax form. Someone still has to carry those numbers onto your Schedule E, apply the depreciation correctly, and — when the trust holds property in more than one state — report it property by property.
A CPA who mostly files ordinary returns doesn't run into DST tax packages often, and that's where figures get dropped, depreciation gets missed, or the income lands in the wrong place on the return.
We read your DST tax package and produce the finished Schedule E figures for it — the numbers, in the right places, ready to hand to your CPA. It's a defined annual job, priced as a flat annual fee.
Your share of income, expenses, and mortgage interest carried onto Schedule E — reported property by property where the DST requires it.
The depreciation from the package applied the right way, so the deduction isn't overstated or quietly left on the table.
If your trust holds property across several states, we break the numbers out so your CPA can see exactly what goes where.
You keep your own tax preparer. We hand off finished figures they can file — no need to switch accountants.
Every return the investor files after that first year builds on the first year. Basis set wrong at the exchange, or depreciation started on the wrong foot, doesn't stay a one-year mistake — it follows the investment until the trust sells, and then it decides the tax bill on the way out.
Basis allocated across the DST interests, boot and reserves treated right on Form 8824, and the depreciation schedule set for the investor's situation — the numbers every later return is built on.
Each year's tax package carried onto Schedule E correctly — property by property, depreciation applied the right way, multi-state breakouts where needed. Consistent, because it starts from a correct year one.
When the trust goes full cycle, the sale reporting — or the next exchange — falls out of records that were kept right all along. No reconstruction, no surprises at the worst possible time.
Fixing a DST return in year seven costs more than documenting it right in year one. That's the whole case for starting correctly.
If you sponsor DSTs, advise clients into them, or facilitate the exchanges that fund them, you've heard the question: my CPA has never seen one of these — who handles the tax reporting? This page is the answer.
We do the tax work only. We don't sell DST investments, we don't act as a qualified intermediary, and we don't take over the client relationship. Your client comes to us with a tax question and goes back to you.
Send investors here directly, or reach out and we'll set up materials for your team.
Exchanging in, holding, or coming out the other side — there's no charge for the consultation, and there's a flat quote before any work begins. Sponsors and advisors: reach out and we'll set your team up, too.