1031 Like-Kind Exchange (Foreign Investor) â United States ðšðļ
IRS + County Recorder + FinCEN · FIRPTA 15% (10% owner-occ USD 300K-1M) · expanded FinCEN GTO 2024
To close real estate in United States, the 1031 Like-Kind Exchange (Foreign Investor) must be translated to English and Apostilled â filed with IRS + County Recorder + FinCEN (FIRPTA 15% (10% owner-occ USD 300K-1M) · expanded FinCEN GTO 2024).
End-to-end: FIRPTA pre-clearance â title commitment review â escrow setup â POA + Apostille â recording â post-closing tax filing.
United States foreign-buyer regime: FIRPTA 15% (10% owner-occ USD 300K-1M) · expanded FinCEN GTO 2024 â Form 8288 within 20 days · Form 8288-B reduces withholding (~90 days) · 1099-S report · TRID Closing Disclosure.
Treaty: US-Thailand DTA 1996 · Document language: English.
End-to-end: prepare 1031 Like-Kind Exchange (Foreign Investor) (30-180 days) â MFA Apostille â English translation â IRS + County Recorder + FinCEN.
First-pass acceptance: 96-99%.
Coverage
How it works
- 1
Pre-closing planning under destination rules
Plan against FIRPTA 15% (10% owner-occ USD 300K-1M) · expanded FinCEN GTO 2024.
- 2
Prepare 1031 Like-Kind Exchange (Foreign Investor)
30-180 working days at 65,000-220,000 āļāļēāļ.
- 3
English translation
Registrar-listed translator with real-estate/tax glossary.
- 4
MFA legalisation
Chaeng Wattana â 2-3 working days.
- 5
Apostille
MFA Apostille route.
- 6
File with IRS + County Recorder + FinCEN
e-Filing portal or via destination counsel network.
Frequently asked questions
What foreign-buyer rules does United States apply?
FIRPTA 15% (10% owner-occ USD 300K-1M) · expanded FinCEN GTO 2024
Does United States accept Thai Apostille?
Yes â MFA Apostille suffices (Thailand Apostille effective Jan 2025).
Which treaty applies?
US-Thailand DTA 1996
Translation language?
English, by a translator accepted by the destination authority or the Thai MFA.
Can a foreigner buy residential in United States?
Yes â subject to foreign-buyer tax/approval per state.
Estimated total cost?
65,000-220,000 āļāļēāļ + translation THB 1,500-3,000/page + MFA THB 400 + free Apostille + IRS + County Recorder + FinCEN fees.
Timeline?
Document prep 7-21 days + destination approval/closing 14-60 days.