Can I 1031 out of a rental house into a vineyard?
Yes. A rental house held for investment is like-kind to a vineyard held for investment — both are U.S. real property. Many of the smoothest ag exchanges we see are landlords leaving residential rentals for farmland. The vineyard must be an investment or business asset, not a hobby homestead you occupy.
This is one of the most common real-world patterns: an investor tired of tenants and turnovers trades into land that is leased to an operator or farmed under contract. The exchange rules do not distinguish between a duplex and 40 acres of cabernet — both qualify if held for investment or business use.
Watch two things. First, intent: if you plan to build a home on the vineyard and live there, the personal-use portion does not qualify, and converting the property to a residence too quickly after the exchange invites IRS scrutiny. Second, allocation: vines are generally real property, but equipment, inventory, and bulk wine are not — carve them out of the like-kind math. Confirm the allocation with your QI and CPA.
Also plan for the income profile change. A rental house pays monthly; a vineyard pays once a year, after harvest. If the exchange requires debt, structure payments around the crop cycle rather than forcing a residential-style monthly amortization onto an annual-income asset.
The Turnrow angle
Turnrow's vineyard financing runs 12–36 months with interest-only available, structured around harvest income rather than monthly W-2 logic — and qualifying takes a soft credit pull, not two years of tax returns.
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