Can you 1031 exchange your primary residence?

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Can You 1031 Exchange Your Primary Residence?

Short answer: No.

But there are strategic ways to access equity, move into house number two, convert to a rental, and reduce or defer capital gains legally.

In this video, I break down:

• What a 1031 exchange actually is
• Why it does NOT apply to your primary residence
• How the $250K / $500K capital gains exclusion works
• A real math example ($400K purchase → $1M sale)
• Married vs single tax impact in California
• How to access equity before selling
• Cash-out refinance vs HELOC vs private second
• The traditional house hack approach
• The 2-out-of-5-year rule explained
• When converting to a rental makes sense
• When a full 1031 strategy applies
• Depreciation recapture and leverage risks
• When it’s smarter to just pay the tax

This is not about avoiding taxes emotionally.

It’s about sequencing your moves correctly.
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🕘 Chapters
00:00 – You Cannot 1031 Your Primary Residence
01:27 – What a 1031 Exchange Actually Is
02:27 – The Primary Residence Capital Gains Exclusion
03:16 – Real Math Example: $400K to $1M Sale
04:29 – Married vs Single Tax Impact
05:12 – The Real Strategy: Access Equity First
05:30 – Option 1: Cash-Out Refinance
06:08 – Option 2: HELOC or Private Second
06:43 – Option 3: Traditional House Hack
07:20 – Converting to Rental + 2-Out-of-5-Year Rule
08:44 – When a Full 1031 Makes Sense
10:08 – Risks: Depreciation, Recapture, Leverage
11:16 – When Paying the Tax Is Actually Smart
12:02 – Final Answer + Next Steps