In this episode of The Smarter Planner Podcast, host Belle Osvath, CFP®, welcomes Rich Arzaga, CFP®, CCIM, founder of Real Estate Whisperer Financial Planning.

Rich specializes in helping clients and advisors better understand how real estate fits into a comprehensive financial plan. With real estate representing a significant portion of household wealth in the U.S., he highlights a critical gap: many financial plans treat real estate as a static asset rather than an active planning opportunity.

In this conversation, Rich breaks down the fundamentals of 1031 exchanges and explains how they can be used to defer taxes when transitioning from one investment property to another.

Key topics-

What a 1031 exchange is—and how it differs from other "exchange" strategies
When a 1031 exchange may be appropriate for clients
The tax implications of selling investment property without a strategy
Key rules advisors should understand, including timing requirements and property guidelines
The concept of "boot" and how partial exchanges are taxed
How clients can transition from active real estate management to more passive investments
The importance of identifying tax exposure before recommending a strategy
Why selecting experienced partners (like qualified intermediaries) is critical

Rich also shares how advisors can identify opportunities within the financial planning process—whether clients bring the issue forward themselves or the advisor uncovers it through tax returns, cash flow analysis, or long-term planning projections.

He emphasizes that advisors don't need to become real estate experts but understanding the basics and collaborating with the right specialists can significantly improve client outcomes.

Guest Links
Website: https://www.realestatewhisperer.com
LinkedIn: https://www.linkedin.com/in/richarzaga

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The Smarter Planner Podcast is produced by the Financial Planning Association National Capital Area Chapter (FPA NCA) for educational purposes only. This content is not intended as investment, tax, or legal advice. Individual circumstances may vary.

1031 Exchanges Explained: What Financial Advisors Need to Know About Real Estate Planning

Smarter Planner Podcast