1031 Exchange vs. QOZ: Which Is Right For Me?

The 1031 exchange program is a frequently used strategy for many real estate investors, but the new QOZ program offers an attractive and valuable alternative choice for deferring and eliminating taxable gains. For many investors, QOZs may offer an even more powerful tax-advantaged investment option.

Important: If you have missed your 45-day identification period or will miss your 180-day closing deadline, please click here to discuss your options.


Download Our Guide to Find Answers to These Questions:

  • What is a 1031 Exchange?
  • What is a Qualified Opportunity Zone Fund?
  • Do Opportunity Zone Fund Investors defer or eliminate taxes?
  • Is it true there is no 45 identification period when investing in Opportunity Zone Funds?
  • Do I need a Qualified Intermediary?

Learn more about the differences between 1031 exchanges and QOZ Funds.


Download Our Free Comparison Guide For Valuable Information That 1031 Investors Should Read

  • Learn how QOZ investors only need to invest the current gain to defer tax, not the basis. Basis can then be used for any other investment or use.
  • See how Opportunity Zone investors elimination of taxes on capital gains resulting from certain sales or exchanges of the QOF investment after a 10 year holding period.
  • While 1031’s require a 45 day identification period, QOZ investments have no identification requirements

Use the form below to download our free comparison guide to learn more about the differences between 1031 exchanges and QOZ Funds.

I am an accredited investor(Required)

Invest In The Integris DLV Opportunity Zone Fund

Unprecedented qualified opportunity fund investing in property located on the historic Las Vegas strip*.

  • Integris is seeking to raise $25 million in investor capital, which will be paired with other debt and equity sources to fund the project
  • Development and ownership of Dream Las Vegas, Hotel and Casino project
  • 5.25-acre site on the Las Vegas strip
  • Located in a qualified opportunity zone

Questions about our offering? Schedule a call to learn more.


1. Approximate distances taken from Google Maps.

*To date, there are no other QOZ offerings that are for hotels on the Las Vegas Strip and for a hotel at the caliber of Dream Las Vegas.

**The potential tax benefits related to this Fund are the federal income tax aspects, and state, local or other tax implications may vary.

***However, an early liquidation could result in a loss of QOZ benefits and/or additional tax consequences.

You should read the Memorandum for any prospective investment and examine the suitability of this type of investment in the context of your own needs, investment objectives, and financial capabilities and should make your own independent investigation and decision as to suitability and as to the risk and potential gain involved. Also, you are strongly encouraged to consult with your own tax advisor and your own attorney, accountant, financial consultant or other business advisor regarding the risks and merits of the proposed investment, including the rules relating to investments in qualified opportunity funds and the taxation thereof. This communication and any Memorandum do not constitute tax advice to any prospective investor.

Architectural rendering for illustrative purposes only and shows a holding of an Integris Fund. Final design subject to change.

Integris DLV Opportunity Zone Fund, LLC is a 506(c) offering, as defined by the U.S. Securities and Exchange Commission, for accredited investors only. This is neither an offer to sell nor a solicitation of an offer to buy any security. An investment in a limited partnership involves a high degree of risk, including the possible loss of your investment, and is illiquid with an uncertain liquidity date. Past performance is not indicative of future results. Securities offered through Shopoff Securities, Inc., member FINRA/SIPC. Investors are strongly encouraged to consult with their own tax advisors with respect to the rules relating to investments in qualified opportunity funds and the taxation thereof.

Important Information – Risk Factors
An investment in Integris DLV Opportunity Zone Fund, LLC (“DLV QOZ”) must be considered speculative. There are no guarantees of distributions or returns, and an Investor may lose all or part of their investment. There are various risks related to an investment in DLV QOZ which is described in the Private Placement Memorandum. These risks include, but are not limited to:

  • The Interests may not be suitable for certain Investors. Investors should consult with their own tax advisors to determine the extent to which they may qualify for tax benefits under the qualified opportunity fund rules and with respect to an investment in DLV QOZ. Investors will be solely responsible for ensuring that they qualify for such tax benefits.
  • The Interests will be highly illiquid, no trading market exists or will ever develop, and withdrawals of capital contributions are prohibited.
  • DLV QOZ is a “Best Effort” offering, and if DLV QOZ is unable to raise substantial capital, it may be limited in the number and types of investments it is able to make, which could have a negative effect on diversification and investment results.
  • Investors may have tax-related risks related to their investment in DLV QOZ that are specific to their own unique facts and circumstances.
  • DLV QOZ is a recently formed entity with no operating history and no assurance of success.
  • Success is dependent on the performance of the Fund’s Managers, as well as individuals that are affiliates of the Fund’s Managing Members.
  • DLV QOZ depends on key personnel of the Manager and its affiliates, the loss of any of whom could be detrimental to DLV QOZ’s business.
  • DLV QOZ will pay substantial fees and expenses to the Managing Member, its affiliates and broker-dealers. These fees will increase Investors’ risk of loss.
  • DLV QOZ will be subject to conflicts of interest arising out of relationships among the Sponsor, the Managing Members, the Managers and their affiliates.
  • There are considerable risks associated with development projects including need for approvals and permits, cost overruns and delays.
  • There are unique risks of the hospitality industry including high levels of competition, a cyclical market and dependence on hotel management for performance and unique risks associated with the Casino industry.
  • Real estate-related investments, including joint ventures, co-investments and real estate-related securities, involve substantial risks. There are substantial risks associated with owning, financing, operating and leasing real estate, and value-added real estate investments may involve additional risks.
  • Economic, market and regulatory changes that impact the real estate market generally may decrease the value of a Fund’s investments and weaken operating results.
  • Properties that have significant vacancies could be difficult to sell, which could diminish the return on these properties.
  • DLV QOZ will likely obtain debt financing, which increases costs and risk of loss due to foreclosure, and may limit its ability to pay distributions to Investors.