An investor asking how to exchange into a REIT is usually picturing a straight swap: sell the relinquished property, buy REIT shares, defer the gain. That path does not exist under current law. REIT shares, whether listed on an exchange or sold in a non-traded offering, are securities representing an interest in a corporation, not real property, and Section 1031 requires like-kind real property on the replacement side. A direct purchase of REIT stock with exchange proceeds is a taxable sale, not a deferred exchange, regardless of how the transaction is marketed.
There is a route that connects 1031 proceeds to REIT ownership, but it runs through an intermediate real property step, not a direct purchase, and it happens on a timeline the investor does not fully control. Understanding that sequence, and its tax consequences at each stage, prevents a costly assumption that a REIT purchase itself preserves deferral.
The like-kind requirement in Section 1031 has always applied to real property held for investment or business use. A REIT is structured as a corporation or trust that itself owns real estate, and shareholders own an interest in that entity, not a deed or beneficial real property interest of the kind addressed in Revenue Ruling 2004-86 for DSTs. That structural difference is why a DST interest can qualify as replacement property while a REIT share cannot; the DST's fixed-investment structure preserves a direct real property characterization, and a REIT's actively managed, continuously reinvesting portfolio does not.
This is true for both listed REITs and non-traded REITs. Liquidity and trading mechanics differ between the two, but neither form of REIT ownership is treated as real property for exchange purposes.
The first path is not a 1031 path at all: sell the relinquished property, recognize and pay tax on the gain, and buy REIT shares with the after-tax proceeds. This preserves full liquidity and flexibility but forgoes deferral entirely. The second path defers gain by first completing a standard exchange into a qualifying DST interest, then, at a later date set by the DST sponsor, allowing that DST's real estate to be contributed into a REIT's operating partnership under Section 721 in exchange for operating partnership units, which can subsequently convert into REIT shares under the partnership's own terms.
Only the second path preserves the original deferral, and it depends entirely on selecting a DST program that is actually designed to convert into a specific REIT's operating partnership. Most DST offerings are not built for that conversion, and the ones that are should state the intended REIT sponsor and the general timeline for the contribution step in the offering documents.
When OP units eventually convert, the resulting shares may be in a non-traded REIT, a listed REIT, or a REIT that is non-traded at conversion with an anticipated future listing or liquidity event. Non-traded REIT shares do not have a public market price and are valued periodically by the sponsor, with redemption programs that are often capped or suspended during periods of stress. Listed REIT shares trade daily and price in real time against the broader market, which introduces short-term price volatility that a directly owned property or a DST interest does not experience.
An investor choosing a DST program partly because it is expected to convert into a listed REIT is accepting that eventual liquidity in exchange for market-price volatility once the conversion happens, a trade that should be weighed against the investor's actual timeline for needing the capital.
Direct property ownership and a single-asset DST both tie return to one property's specific income and expense profile. REIT exposure, once reached through the DST-to-721 sequence, ties return to a diversified pool of properties and to the REIT's overall capital structure, management decisions, and share price. That diversification can reduce single-asset risk while introducing correlation to REIT sector sentiment and interest rate movements that a single property is less directly exposed to.
Investors also give up the specific depreciation schedule tied to one property once shares are held in a REIT, since REIT-level depreciation and distributions are pooled across the trust's full portfolio rather than tracked to a single identified asset.
A DST offering structured to eventually feed a REIT's operating partnership should disclose which REIT sponsor is the intended counterparty, whether that REIT is affiliated with the DST sponsor, and what track record that REIT has for completing prior 721 contributions on the terms originally described to investors. A sponsor's history of actually executing the conversion step, rather than merely describing it as a future possibility, is a meaningful data point that is not always volunteered in marketing material.
The offering documents should also disclose the fee load at each stage, since acquisition fees on the original DST purchase and separate fees embedded in the eventual 721 contribution can compound. Reviewing both the DST's PPM and, where available, the REIT's own filings before committing capital is the only way to see the full cost picture across both steps.