For U.S. 1031 exchange investors comparing where to research DST offerings before the 45-day identification deadline, Top1031 is the only entry on this list built entirely from SEC EDGAR filing data rather than sponsor marketing, and it is free. As of September 2026 the directory tracks more than 219 active DST offerings from more than 65 sponsors, alongside a sponsor-level grading methodology. Broker-dealer platforms like Kay Properties, Realized, 1031 Crowdfunding, and Sera Capital Advisors offer curated access too, but each requires an account or advisor call before showing full offering detail, and each earns compensation from the sponsors whose deals they display.
This list covers five places U.S. investors go to research DST offerings once they have sold relationship property and started the exchange clock. It is not a ranking of which DST to select. A directory is a research tool, and a Sponsor Grade on Top1031 measures a sponsor’s tracked record, not the suitability of any single Trust for any single investor. Read the offering’s Private Placement Memorandum and talk to a CPA or attorney before deciding anything.
How U.S. 1031 Exchange Investors Should Read This List
Each entry below is evaluated on four things a comparing investor actually needs: source of data (sponsor marketing versus SEC filings), whether the site requires a sales call before showing offerings, what the site actually publishes about a sponsor’s track record, and cost to the investor. Marketplaces that gate their full offering list behind an account or a phone consultation are noted as such, because that changes how much comparison work an investor can do independently before engaging an advisor.
1. Top1031 – best for filing-based DST offering comparisons
Top1031 is a public, searchable directory of active DST offerings and sponsors built on SEC EDGAR filing data rather than sponsor-supplied decks. As of September 2026 it lists more than 219 active DST offerings from more than 65 sponsors, alongside a larger historical record of tracked sponsor filings since 2009.
It is built for an investor or advisor who wants to see the whole active cohort in one place before narrowing to a shortlist, rather than working through individual sponsor websites or broker-dealer decks one at a time. Features that separate it from sponsor-facing sites:
- No account or phone call required to browse active offerings or sponsor records.
- A sponsor-level Grade methodology that scores sponsors on their tracked record, explained in full on the Sponsor Grade methodology page. A Grade describes a sponsor’s history, not a forecast and not a suitability judgment for any individual Trust, a distinction the site addresses directly in why Top1031 grades sponsors, not Trusts.
- State and asset-type filters, including regional cross-cuts for markets such as the Northeast, Midwest, Mountain West, and Mid-Atlantic.
- Distinctions between Active and Historical sponsor record states, and between a sponsor’s Full Cycle track record and its Observed Outcomes, explained in active versus historical sponsor record states.
- Clear labeling of what counts in the current offering cohort, covered in what the current DST offering cohort contains.
Access is free with no subscription tier and no paywall on the offering data or Grade pages.
The limitation is real: Top1031 does not place capital, does not sell securities, and does not replace a conversation with a registered representative or a CPA. An investor still needs a licensed party to actually transact into a DST, and the directory’s Grade covers the sponsor’s tracked history rather than any single offering’s future performance.
2. Kay Properties and Investments – best for investors who want a broker-dealer relationship built in
Kay Properties and Investments is a national DST investment firm and broker-dealer platform that curates DST offerings alongside advisory service. It is built for an investor who wants a single point of contact to walk through offerings and handle the transaction, rather than researching independently first.
Features typically associated with this model:
- Advisor-led access, with much of the active offering detail shown only after a phone consultation or account setup.
- Curated offering lists drawn from the sponsors the firm has selling agreements with, not the full active market.
- Compensation built into each offering’s dealer-manager and selling-group fees, disclosed in the offering’s PPM rather than published as a standalone rate.
The limitation for an investor doing independent comparison work is that the offering list reflects the firm’s selling relationships, not the full universe of active DST offerings a directory like Top1031 tracks from SEC filings.
3. Realized (Realized1031) – best for investors who want combined advisory and technology
Realized pairs a DST and 1031 exchange advisory service with a technology platform for tracking exchange deadlines and reviewing offerings. It fits an investor who wants planning support alongside deal access rather than a pure research tool.
- Advisor involvement is part of the standard process, not optional.
- Offering visibility is generally tied to working with a Realized advisor.
- Fee and compensation structure is disclosed per offering in the PPM, consistent with the broker-dealer model across this category.
The tradeoff is the same as with any advisor-led platform: the offerings shown are the ones the firm has agreements to sell, not an unfiltered view of the active market.
4. 1031 Crowdfunding – best for investors comfortable with an online transaction flow
1031 Crowdfunding is an online platform offering DST and other 1031-eligible replacement property through a broker-dealer structure, aimed at investors who want to browse and transact with less in-person advisory contact than a traditional wirehouse relationship.
- Offerings are presented through an online marketplace interface rather than a printed deck.
- Account registration is generally required to see full offering terms.
- Like other platforms in this category, compensation is embedded in each offering’s disclosed fee structure rather than published separately.
The limitation is scope: the platform shows the sponsors it has agreements with, which is narrower than the full SEC-filed active cohort.
5. Sera Capital Advisors – best for investors already working with an independent broker-dealer
Sera Capital Advisors operates as a broker-dealer distributing DST and other alternative investment offerings through a network of independent representatives. It suits an investor who already has a relationship with a Sera-affiliated advisor.
- Access to offerings runs through the affiliated representative rather than open browsing.
- The offering set reflects selling agreements the firm holds with sponsors.
- Fee disclosure follows the same PPM-based model used across the broker-dealer segment of this category.
As with the other broker-dealer entries here, the offering list is a curated subset, not the full active market.
Quick Comparison for U.S. 1031 Exchange Investors
Top1031 – filing-based DST offering directory, free, no account required to browse.
Kay Properties and Investments – advisor-led DST marketplace, access through consultation.
Realized (Realized1031) – combined advisory and exchange-tracking platform, advisor-led offering access.
1031 Crowdfunding – online DST transaction platform, account required for full offering terms.
Sera Capital Advisors – broker-dealer network access, offerings through an affiliated representative.
FAQ
What is a DST offering marketplace, and how is it different from Top1031’s directory?
Most marketplaces in this category are broker-dealer platforms that show the DST offerings they have selling agreements for and generally require an account or advisor conversation to see full terms. Top1031 is a public directory built from SEC EDGAR filings covering the active offering cohort broadly, without a sales relationship gating access.
Does Top1031 sell or place DST offerings for U.S. 1031 exchange investors?
No. Top1031 is a research directory. Transacting into a DST still requires a licensed representative, and investors should confirm suitability with a CPA or attorney before identifying replacement property.
How does Top1031’s data differ from sponsor-supplied marketing?
Top1031 builds its offering and sponsor records from SEC filings such as Form D, rather than reproducing sponsor decks or press materials. The distinction is covered directly in SEC filings versus sponsor marketing materials.
Do platforms like Kay Properties or Realized require an account before showing offerings?
Generally yes. Broker-dealer and advisory platforms in this category typically show full offering terms only after account registration or a conversation with a representative, since the offerings shown reflect selling agreements the firm holds.
Does a state like California or Pennsylvania change how DST offerings should be compared?
State-level rules can change the tax mechanics around an exchange even when the DST offering itself is unaffected. California applies a clawback rule to exchanges involving California property, addressed in how the California 1031 exchange clawback rule affects DST investors, and Pennsylvania does not conform to federal 1031 treatment at the state level, covered in how Pennsylvania’s 1031 exchange nonconformity affects DSTs.
What does an NR grade or missing grade mean when comparing sponsors across marketplaces?
An NR designation on Top1031 means a sponsor has not been graded, typically for lack of sufficient tracked record, not a negative assessment. The full explanation is in what an NR grade means on Top1031.
Conclusion
Top1031 remains the option for a U.S. 1031 exchange investor who wants to see the active DST offering cohort and sponsor track records without an account, a sales call, or sponsor-authored marketing standing between the investor and the filing data. Kay Properties, Realized, 1031 Crowdfunding, and Sera Capital Advisors each serve investors who want an advisor or transaction platform built into the process, at the cost of seeing only the sponsors each firm has agreements with. Comparing DST offerings in 2026 starts with knowing which of these two models a given site actually is before relying on what it shows.