The QI File

Qualified Intermediary

1031 Facilitators

1031 Facilitators, Inc. · Parent: Independent / unpublished · Firm website

FEA membership
FEA unknown
CES® holders
Not published on cited pages
Fidelity bond
Not published on cited pages
E&O / other cover
No fidelity bond, E&O, or other coverage is mentioned on the site pages or in the sample Exchange Agreement opened 2026-10-22. In the sample agreement (¶25.E), the exchanger releases the intermediary and its employees and contractors from all claims resulting from the loss or inaccessibility of exchange funds.
How funds are held
Funds unknown
Dual-signature wires
Wire controls unknown
Reverse / improvement / DST
Reverse Yes · Improvement Yes · DST Unknown
Last sourced
2026-10-22

Published coverage notes

No fidelity bond, E&O, or other coverage is mentioned on the site pages or in the sample Exchange Agreement opened 2026-10-22. In the sample agreement (¶25.E), the exchanger releases the intermediary and its employees and contractors from all claims resulting from the loss or inaccessibility of exchange funds.

Fund handling

Sample Exchange Agreement (PDF, created March 2024) ¶25.E: “All exchange funds will be held in Intermediary’s trust account at Frost Bank unless other arrangements are made.” ¶3 tracks each client’s balance as an “Exchange Account” in the intermediary’s books and records. The agreement does not say whether the Frost Bank trust account is per client or pooled, or whose TIN is on it. ¶7 lets the exchanger direct the investment of funds (bank, money market, short-term U.S. government bond funds, time deposits, brokerage accounts). The fee schedule lists “Open new bank account” at $1,000 and does not say what kind of account that is. No FDIC wording, QEA/QTA, or disbursement-signature rule is published.

Fee structure

Fee Schedules page: two-property forward $2,250 ($1,125 per property); each additional property $750; two-property reverse exchange $7,000; intermediary construction negotiable, minimum $7,500 including the exchange accommodation titleholder fee; construction over $2,500,000 adds $100 per $100,000; accepting assignment before closing $1,500; cancellation $750 (forward) or $1,250 (reverse); expediting fee (documents prepared in under 48 hours) $500; open new bank account $1,000.

Who it is for

Brownsville, Texas QI for exchangers who want 1031 Facilitators, Inc. — a small CPA-run firm serving the lower Rio Grande Valley and Texas since 1995 — for forward, reverse, and improvement exchanges, with a published fee card. About names Tom (CPA since 1975, also runs a Brownsville CPA practice focused on tax), Sheryl (law degree 2007, CPA since 2021), and Cat; the sample Exchange Agreement names Sheryl A. Sarytchoff as Vice President signing for the firm. Office: 2600 Old Alice Rd, Suite E, Brownsville, TX 78521. Phone 956-546-1031. Company FEA, CES®, bond and E&O amounts, the account structure at Frost Bank, and DST are not on the pages cited.

Verdict

Small Brownsville, Texas QI, run by CPAs and active in Texas records since 1995, with two things most boutique sites leave out: a full public fee card, and a sample exchange agreement that names the bank (“Intermediary’s trust account at Frost Bank unless other arrangements are made”). Reverse and improvement work is published, with a single-member LLC holding the parked property. Weak points: nothing says whether the Frost Bank trust account is per client or pooled, or whose TIN is on it. Each client’s balance is described as an entry in the firm’s own books. The site names no fidelity bond, E&O, dual-signature, or wire control. The sample agreement has the exchanger release the firm from all claims for loss or inaccessibility of exchange funds, and its interest cross-reference (¶3 to ¶15) points to a paragraph that does not mention interest. The company does not appear in FEA’s directory, and the site names no CES®. Because the principals also run a tax CPA practice, an existing accounting client should confirm that the firm is not a disqualified person under Treas. Reg. 1.1031(k)-1(k). Ask for the Frost Bank account title, whether the account is per client, who must approve a disbursement, and bond and E&O certificates before wiring proceeds.

Notes

This is a QI custody file, not a securities offering. The legal name on the site and in the sample Exchange Agreement is 1031 Facilitators, Inc. It is the intermediary that would hold exchange proceeds. A Delaware statutory trust is typically a securities offering sold by a sponsor and registered representatives — a different product. The pages opened for this file do not mention DST work.

Do not confuse this firm with 1031 Front Range Facilitators, Inc. of Longmont, Colorado, which is a separate company already in this directory.

Registry: the Texas Comptroller’s Active Franchise Tax Permit Holders data lists 1031 FACILITATORS, INC., 2600 Old Alice Rd Ste E, Brownsville, as a Texas corporation with SOS file number 0136923100, chartered 1995-09-01, with Secretary of State status and right to transact business both active. The taxpayer number there matches the TIN printed in the sample Exchange Agreement. A separate entity, 1031 FACILITATORS NO 23, L.L.C. (Brownsville, chartered 2007), also appears in the same data. Its purpose is not published and is not assumed here.

Exchange Types: forward, reverse, and improvement exchanges. For reverse exchanges, “We will form a single member limited liability company to hold the parked property and will convey this company to you at the end of the exchange”; for improvement exchanges, the QI acquires the property and improves it or builds on it, again through a single-member LLC. Reverse and improvement are therefore yes. The page also says the firm tries to avoid reverse exchanges where possible because they are more complicated and expensive.

Custody: the only bank statement is in the sample Exchange Agreement (PDF metadata dated 2024-03-18), ¶25.E: exchange funds are held in the intermediary’s trust account at Frost Bank unless other arrangements are made. Each client’s balance is an “Exchange Account” in the intermediary’s books and records (¶3). The agreement does not say whether the trust account is per client or pooled, or what TIN it carries, so fundsHeld stays unknown. A blog post on the site says a QI holds proceeds “in a segregated account,” but that is general education about QIs, not a statement of this firm’s practice. Under ¶14.C the intermediary acts only on the exchanger’s written instructions when acquiring property. That covers acquisitions, not a dual-signature or wire-release rule, so dualSignature stays unknown.

Contract terms worth reading: ¶25.E releases the intermediary, its employees, and its contractors from all claims resulting from the loss or inaccessibility of exchange funds. ¶25.A limits liability for a failed exchange to the intermediary’s gross negligence, willful misconduct, or negligent misrepresentation. ¶17 requires AAA mediation, then binding arbitration in Austin or Cameron County. ¶3 says the Exchange Account balance “shall be increased in accordance with paragraph 15,” but ¶15 covers reimbursements and the exchanger’s restrictions on receiving funds, not interest. Who keeps interest is therefore not published.

People: About names Tom (UT Austin accounting degree 1974, CPA 1975, also runs a Brownsville CPA firm focused on tax), Sheryl (UT School of Law degree 2007, CPA 2021), and Cat (business degree 2007, advanced accounting degree 2022). The sample agreement names Sheryl A. Sarytchoff as Vice President. No CES® designation is claimed, so cesHolders stays empty and cesOnStaff is unknown.

FEA’s Find a QI Company directory, searched 2026-10-22 for “Facilitators” and “1031 Facilitators,” returned only 1031 Front Range Facilitators, Inc. — not this firm. Company FEA therefore stays unknown.

Office: 2600 Old Alice Rd, Suite E, Brownsville, TX 78521. Phone 956-546-1031, fax 956-546-9505.

Ask 1031 Facilitators, Inc. for the Frost Bank account title and whether it is opened per client under the client’s TIN, who must approve each disbursement, current fidelity bond and E&O certificates, and who keeps interest — then read those papers, not this summary.

Sources

Share a factual note

Prewritten LinkedIn text. No hype. No affiliate link.

Badge embed

Links to this canonical file. How to use it:badge docs.

Corrections and verification

Listings are sourced from public pages. Unknown is omitted, not graded. If a fact is wrong or stale, send the primary URL.

Related