Exit Your Real Estate, Without the Taxes or Hassles
Skip the DST deadlines and stacked fees. Flock's 721 exchange trades your rental directly into a professionally managed fund — one 6% onboarding fee vs. the 10%+ upfront layers DSTs charge.
- Tax-deferred exit: Keep all gains working for you — with a step-up in basis for your heirs.
- Hands-off cashflow: No tenants, repairs, or turnover. Compound or distribute, your call.
- Half the leverage: ~32% LTV vs. 45–65% in typical DSTs.
- You control the exit: Redeem in increments after the hold — DST sponsors decide for you.
typical DSTs
As of January 1, 2026.
A complete picture,
in writing.
Valuation
A data-driven valuation of your property based on local comps and market trends.
Cashflow outlook
Fund composition and passive cashflow projections from a 721 Exchange.
Written summary
A take-home document outlining your tax-efficient exit options.
One fee to enter.
One fee per year.
Nothing on exit.
DST programs stack sales charges, placement fees, facilitation fees, and exit commissions — eroding the equity that should be working for you. Flock's structure is flat and transparent.
What landlords ask
before they exit.
The honest answers to the questions we hear most. Have something more specific?
Call (720) 703-9992How does Flock help me minimize my taxes?
The 721 Exchange lets you defer the capital gains and depreciation recapture taxes you'd otherwise trigger in a sale. After the minimum hold period, you can liquidate equity over time to control your tax liability, and your heirs benefit from a step-up in basis upon inheritance.
How is this different from a 1031 exchange?
A 1031 keeps you actively investing in real estate — you defer taxes, but you're still buying and operating property. The 721 Exchange swaps your home for ownership in Flock's diversified Fund, so you go fully passive while keeping the tax deferral.
Why not just hire a property manager?
A property manager can offload day-to-day work, but as long as you hold title you're financially and legally liable for vacancies, repairs, evictions, renovations, and disasters. Owning equity in Flock's Fund spreads your risk across hundreds of professionally managed homes — with no single-property liability.
How do I access cash flow once I'm in the Fund?
Cash flow is paid quarterly. You can take it as cash or reinvest as additional equity in the Fund. Distributions to investors have historically benefitted from favorable tax treatment.
How much of my money actually goes into real estate?
With Flock, ~94% of your equity is allocated to real estate after the 6% onboarding fee. Typical DSTs stack 10%+ in upfront fees plus ~3% in broker commissions to sell your property — so only about $87 of every $100 reaches the actual property. Each time a DST rolls into a new one, upfront fees are charged again.
What if I get "stuck" in a DST?
DSTs aim to roll into a REIT or fund via a 721 Exchange at the end of their hold — but that step isn't guaranteed and is decided by the sponsor. If it doesn't happen, investors are forced to either pay taxes outright or perpetuate DST investing. Flock's 721 Exchange is the single, direct path on day one.
