01Service
Acquisition
Source on- and off-market opportunities aligned to your buy-box. We underwrite, negotiate and close — from single assets to portfolio roll-ups.
- Off-market sourcing
- BPO + underwriting support
- Portfolio assemblage
Powered by eXp Realty + Top Listing Group
Acquisition.
Disposition.
Repositioning.
Your professionals for growing wealth through real estate and business — moving assets with conviction across Florida, North Carolina, Tennessee, Peru and 24+ countries worldwide.
EN · ES · 中文 · PT — Hablamos español · 我们说中文 · Falamos português
- Doors transacted
- 13,000+
- Closed volume
- $1.2B+
- Countries served
- 24+
- List-to-sale ratio
- 98%
What we do
A full transaction desk — not a referral channel.
We own the work end-to-end: sourcing, underwriting, negotiation, marketing and closing. Most clients work with us across multiple deals over multiple years.
02Service
Disposition
Bring your asset to the right buyer with a 98% list-to-sale execution. Strategic pricing, broker-network distribution and global marketing.
- Strategic pricing
- Broker-network distribution
- 1031 / portfolio exit planning
03Service
Repositioning
Unlock trapped value. We advise on capex, leasing, conversion and exit timing — then execute the disposition that crystallizes the gain.
- Value-add advisory
- Lease-up + stabilization
- Exit-ready packaging
The brokerage
Independent execution, institutional backing.
Property Gurus is the acquisition and disposition team operating under two licensed brokerages — giving clients a boutique desk with global reach, compliant operations and a network spanning every market we serve.
eXp Realty
Cloud Brokerage
90,000+ agents across 24 countries. The infrastructure backbone for our cross-border transactions and referral network — and the reason a Lima buyer can close on a Florida asset without friction.
- Reach
- 24 countries
- Network
- 90k+ agents
Top Listing Group
Florida Listings Specialists
Florida's premier listing operation — pricing strategy, photography, and a buyer audience built over a decade of Florida specialization.
- Specialty
- FL listings
- Track record
- 98% LTS
Where we operate
Four core markets. 24+ countries.
Boots on the ground in our top submarkets — Miami, Orlando, Tampa, Ocala, OBX, Nashville, Chattanooga and Lima — with the eXp network behind every transaction.
Process
A four-step desk.
Predictable, documented and accountable — the same playbook whether you're moving one door or a hundred.
01→
Discovery
We learn your asset, timeline, tax position and exit goals — buyer, seller or operator.
02→
Strategy
Underwriting, BPO, comparable analysis and a written game plan with pricing or buy-box criteria.
03→
Execution
Marketing, sourcing, negotiation and contract management — coordinated through our brokerage desk.
04
Close
Title, financing, inspections and post-close support, including 1031 and reinvestment routing.
For investors
Looking for the investment side?
98 Doors is our affiliated investment platform — short-term rentals, value-add multifamily and operator partnerships. Property Gurus handles the brokerage; 98 Doors handles the equity.
Visit 98 Doors→1031 Exchange Case Studies
Three strategies. One destination. $0 in capital gains taxes.
Three real starting points, three different outcomes: $325,000 diversified across three markets into a $7.5M Orlando estate, $200,000 grown through two parallel portfolios into a $5M St. Pete Beach estate, and $450,000 scaled through multi-asset holdings into a $12M Miami Beach estate — every dollar of gain deferred along the way, over roughly fifteen years.
One $325,000 Orlando rental, acquired in 2011 and rolled forward through two single-asset 1031 exchanges. At Replacement #2 in 2015 the $520,000 in proceeds is split into two properties, so from Exchange #3 forward two assets are held at once. Both sell in 2018 and the combined $1,040,000 spreads across three markets — Florida, the Outer Banks and Tennessee. At Exchange #7 in 2022 those three positions scale into four assets held simultaneously. Fifteen years later the four positions sell together for a combined $7,500,000, reinvested in full into a lakefront estate in Orlando with $0 paid in capital gains tax.
$325K
Starting basis
$7.5M
Final estate
First Investment Property
Single-Family · Orlando, FL
Held 2011–2013·2 yrs
Purchase
$325K
Sold
$410K
Gain
+$85K
1031 Replacement #1
Single-Family Rental · Kissimmee, FL
Held 2013–2015·2 yrs
Purchase
$410K
Sold
$520K
Gain
+$110K
Scale to 2 Assets · 2015 · Exchange #3
$520,000 → $280K · $240K held simultaneously
Track A
Orlando Metro · Income
1031 Replacement #2 · A
iSingle-Family Rental
Winter Park, FL
Held 2015–2016·1 yr
Purchase
$280K
Sold
$400K
Gain
+$120K
1031 Replacement #3 · A
iDuplex
Altamonte Springs, FL
Held 2016–2018·2 yrs
Purchase
$400K
Sold
$560K
Gain
+$160K
Track B
Central FL · Repositioning
1031 Replacement #2 · B
iLuxury Flip
Kissimmee, FL
Held 2015–2016·1 yr
Purchase
$240K
Sold
$340K
Gain
+$100K
1031 Replacement #3 · B
iTriplex
Ocoee, FL
Held 2016–2018·2 yrs
Purchase
$340K
Sold
$480K
Gain
+$140K
Scale to 3 Markets · 2018 · Exchange #4
$1,040,000 → $380K · $350K · $310K across three markets
1031 Replacement #4 · FL
FLSingle-Family Rental
Ocala, FL
Held 2018–2019·1 yr
Purchase
$380K
Sold
$540K
Gain
+$160K
1031 Replacement #5 · FL
FLDuplex
Tampa, FL
Held 2019–2020·1 yr
Purchase
$540K
Sold
$760K
Gain
+$220K
1031 Replacement #6 · FL
FLMulti-Family (6 units)
Sarasota, FL
Held 2020–2022·2 yrs
Purchase
$760K
Sold
$950K
Gain
+$190K
1031 Replacement #4 · OBX
OBXSingle-Family Vacation Rental
Kill Devil Hills, OBX
Held 2018–2019·1 yr
Purchase
$350K
Sold
$500K
Gain
+$150K
1031 Replacement #5 · OBX
OBXLuxury Flip
Nags Head, OBX
Held 2019–2020·1 yr
Purchase
$500K
Sold
$700K
Gain
+$200K
1031 Replacement #6 · OBX
OBXOceanfront Single-Family
Duck, OBX
Held 2020–2022·2 yrs
Purchase
$700K
Sold
$870K
Gain
+$170K
1031 Replacement #4 · TN
TNSingle-Family Rental
Chattanooga, TN
Held 2018–2019·1 yr
Purchase
$310K
Sold
$450K
Gain
+$140K
1031 Replacement #5 · TN
TNDuplex
East Nashville, TN
Held 2019–2020·1 yr
Purchase
$450K
Sold
$560K
Gain
+$110K
1031 Replacement #6 · TN
TNLuxury Flip
The Gulch, Nashville TN
Held 2020–2022·2 yrs
Purchase
$560K
Sold
$660K
Gain
+$100K
Scale to 4 Assets · 2022 · Exchange #7
$2,480,000 → $700K · $640K · $600K · $540K held simultaneously
Position 1
Florida · Multi-Family
1031 Replacement #7 · P1
iMulti-Family (12 units)
St. Pete / Pinellas, FL
Held 2022–2023·1 yr
Purchase
$700K
Sold
$980K
Gain
+$280K
1031 Replacement #8 · P1
iMulti-Family (20 units)
Clearwater, FL
Held 2023–2025·2 yrs
Purchase
$980K
Sold
$1.4M
Gain
+$420K
1031 Replacement #9 · P1
iApartment Community (28 units)
Lake Nona, Orlando FL
Held 2025–2026·1 yr
Purchase
$1.4M
Sold
$2.15M
Gain
+$750K
Position 2
Outer Banks · Coastal
1031 Replacement #7 · P2
iLuxury Flip · Oceanfront
Corolla, OBX
Held 2022–2023·1 yr
Purchase
$640K
Sold
$900K
Gain
+$260K
1031 Replacement #8 · P2
iMulti-Family (8 units)
Kitty Hawk, OBX
Held 2023–2025·2 yrs
Purchase
$900K
Sold
$1.28M
Gain
+$380K
1031 Replacement #9 · P2
iLuxury Resort Portfolio
Resort Collection, OBX
Held 2025–2026·1 yr
Purchase
$1.28M
Sold
$1.95M
Gain
+$670K
Position 3
Tennessee · Commercial
1031 Replacement #7 · P3
iMulti-Family (10 units)
Germantown, Nashville TN
Held 2022–2023·1 yr
Purchase
$600K
Sold
$850K
Gain
+$250K
1031 Replacement #8 · P3
iRetail Commercial
Chattanooga, TN
Held 2023–2025·2 yrs
Purchase
$850K
Sold
$1.2M
Gain
+$350K
1031 Replacement #9 · P3
iMixed-Use Commercial
Downtown Nashville, TN
Held 2025–2026·1 yr
Purchase
$1.2M
Sold
$1.82M
Gain
+$620K
Position 4
Florida · Luxury Flips
1031 Replacement #7 · P4
iLuxury Flip
Winter Park, FL
Held 2022–2023·1 yr
Purchase
$540K
Sold
$770K
Gain
+$230K
1031 Replacement #8 · P4
iLuxury Flip · Lakefront
Windermere, FL
Held 2023–2025·2 yrs
Purchase
$770K
Sold
$1.09M
Gain
+$320K
1031 Replacement #9 · P4
iLuxury Home Portfolio
Winter Garden, FL
Held 2025–2026·1 yr
Purchase
$1.09M
Sold
$1.58M
Gain
+$490K
Convergence · 2026
$2.15M + $1.95M + $1.82M + $1.58M = $7,500,000
Luxury Estate · Orlando, FL
Luxury Lakefront Estate
Orlando, FL · Windermere / Lake Nona
Acquired 2026 · 15-year hold from first purchase
Purchase
$7,500,000
Current value
$7,500,000
Total gain deferred · +$7,175,000
$325,000
Invested
Starting basis · 2011
10
Exchanges
Tax-free steps
4
Held at once
From 2022 · Exchange #7
$7,175,000
Gains deferred
Tax-free
$7,500,000
Estate value
Orlando, FL · 2026
This diagram is an illustrative example of the IRC §1031 tax-deferred exchange strategy. Years shown are representative hold periods, not guarantees. All replacement property purchase prices equal or exceed prior sale proceeds — no boot is generated at any step. Actual results depend on market conditions, hold periods, property appreciation, and individual tax circumstances. This is not tax or legal advice. Consult a qualified CPA, attorney, and Qualified Intermediary before executing any 1031 exchange.
Contact
Tell us about the asset.
Most inquiries get a same-day response from a licensed agent on our desk. Bilingual EN/ES — atendemos en español.
- contact@propertygurus.net
- Markets
- Florida · North Carolina · Tennessee · Peru · 24+ countries
- Languages
- English · Español · 中文 · Português
- Licensed under
- eXp Realty · Top Listing Group