If you’re thinking about selling an investment property, one of the first questions you should ask isn’t how much you’ll make—it’s how much you’ll owe in taxes.

Many real estate investors are surprised by the capital gains taxes that can come with the sale of a property. The good news is that, in some situations, you may be able to defer those taxes by using what’s called a 1031 exchange.

A 1031 exchange allows you to sell one investment property and reinvest the proceeds into another qualifying investment property without immediately paying capital gains taxes. Instead of sending a large portion of your profit to the IRS, you can keep that money invested and continue growing your real estate portfolio.

One of the biggest misconceptions is that you have to exchange one property for another that’s exactly the same. Fortunately, that’s not how it works. In many cases, you can sell a rental home and purchase a commercial building, an apartment complex, vacant land, or another qualifying investment property. The key is that both properties are held for investment or business purposes.

Another mistake I see is people waiting until after they’ve sold their property to ask about a 1031 exchange. By then, it may already be too late. These exchanges have to be planned before the sale closes, and there are strict deadlines that must be followed. You’ll also need to use a qualified intermediary to handle the transaction, since you can’t take possession of the sale proceeds yourself if you want the exchange to qualify.

Because of these rules, planning ahead is one of the most important parts of the process. Even a simple mistake can turn what could have been a tax-deferred exchange into a fully taxable sale.

That doesn’t mean a 1031 exchange is the right choice for everyone. Sometimes paying the tax today makes sense depending on your financial goals. Other times, deferring those taxes allows you to purchase a larger property, improve your cash flow, or continue building wealth without reducing your available investment capital.

Every situation is different, which is why I always recommend talking with your tax advisor before listing your property for sale. A little planning upfront can make a significant difference in both your tax bill and your long-term investment strategy.

If you’re considering selling investment real estate and want to understand whether a 1031 exchange makes sense for your situation, I’d be happy to help. Together we can review your options and make sure you have a plan in place before the sale ever reaches the closing table.

When most people think about taxes, they think about January, February, and April. By the time summer rolls around, taxes are usually the last thing on anyone’s mind. Business owners are focused on serving customers, managing employees, and keeping everything running smoothly. I completely understand that, but after more than 20 years of working with small businesses, I’ve learned that July is actually one of the best times of the year to sit down and review your finances.

I often tell my clients that tax planning shouldn’t begin when you’re gathering documents for your tax return. By then, most of the important financial decisions have already been made, and there isn’t much we can do to change the outcome. The real opportunities to save money happen while the year is still in progress, which is why I recommend scheduling a mid-year tax checkup before August.

One of the first things I like to look at is how the year is actually going compared to what we expected back in January. Has your revenue grown faster than anticipated? Have expenses increased more than expected? Maybe you’ve hired additional employees, purchased new equipment, or expanded into a new market. Sometimes business owners are pleasantly surprised by how well they’re doing, while others discover they’re spending more than they realized. Either way, it’s much better to know where you stand now than to wait until next spring.

If your business is having a great year, that’s certainly something to celebrate, but it can also mean your tax liability is going to be higher than you planned. Finding that out in July gives us several months to prepare instead of discovering it after the year has already ended. On the other hand, if your income is lower than expected or you’ve experienced higher operating costs, we may be able to adjust your estimated tax payments so you’re not sending more money to the IRS than necessary throughout the year.

Estimated tax payments are one of those things many business owners set up once and never think about again. They simply continue paying the same amount every quarter because that’s what they’ve always done. Unfortunately, businesses aren’t static. Sales fluctuate, expenses change, and sometimes an unexpected opportunity or challenge can completely reshape the financial picture. Taking a fresh look at your estimated payments halfway through the year can help avoid unpleasant surprises and ensure you’re paying an amount that actually reflects your current situation.

A mid-year review is also the perfect opportunity to talk about larger business purchases. Maybe you’ve been thinking about replacing aging equipment, upgrading your computers, purchasing a company vehicle, or investing in software that will improve efficiency. One of the biggest misconceptions I hear is that you should wait until December and buy something simply to create a tax deduction. While timing certainly matters, I believe every purchase should make good business sense first. Understanding the tax implications before making a significant investment allows you to plan strategically instead of making rushed decisions during the final weeks of the year.

Payroll is another area that’s worth reviewing. If you’re a business owner paying yourself through the company, is your current compensation still appropriate? Have you hired new employees or started offering bonuses? Small changes throughout the year can affect payroll taxes and your overall tax strategy, and they’re much easier to address now than after year-end. The same is true for retirement planning. Many business owners are surprised to learn how much flexibility they have when it comes to retirement contributions. Looking at your numbers in the middle of the year gives us a better idea of what contribution levels may make sense before December arrives, allowing you to reduce taxable income while investing in your future.

I also encourage clients to use this time to make sure their bookkeeping is current and accurate. Good bookkeeping isn’t just about preparing a tax return; it’s one of the most valuable tools you have for making smart business decisions. If your financial records aren’t up to date, it’s difficult to know whether you’re truly making money, where your biggest expenses are, or whether your cash flow is as healthy as it appears. I’ve had clients come into my office convinced they were having their best year ever, only to discover that unpaid bills or overlooked expenses painted a very different picture. I’ve also seen business owners who were worried because cash felt tight, but once we reviewed the numbers together, it became clear the business was performing much better than they thought.

Another advantage of a mid-year tax review is that it gives us the chance to catch small issues before they become expensive problems. Something as simple as a bookkeeping error, an incorrect payroll entry, or a missed filing can snowball over several months if no one notices. Taking the time to review everything now can save both money and stress later.

One thing I always remind my clients is that tax planning isn’t about finding secret loopholes or complicated strategies that only large corporations can use. In most cases, it’s about making informed decisions throughout the year and understanding how today’s choices will affect tomorrow’s tax return. That’s why I believe proactive planning is so much more valuable than reactive planning. When we meet in the middle of the year, we still have time to make meaningful adjustments. Once the calendar turns to January, our focus shifts from planning to reporting.

If you haven’t looked closely at your financials since filing your last tax return, this is the perfect time to do it. A mid-year tax checkup can give you a clearer picture of where your business stands, help you avoid unnecessary surprises, and identify opportunities that might otherwise be missed. It doesn’t have to be a long or complicated process, but it can make a significant difference in how you finish the year.

At TaxPointe, I enjoy helping business owners understand the story behind their numbers. My goal isn’t simply to prepare tax returns; it’s to help my clients make confident financial decisions all year long. If it’s been a while since we’ve reviewed your business together, let’s schedule a mid-year tax checkup before August. You’ll head into the second half of the year with a better understanding of your finances and a plan that’s designed specifically for your business.