# Flock Homes

> Flock Homes pioneered the 721 exchange for individual rental property owners — a tax-deferred strategy previously available only to institutional investors. Landlords exchange single-family rentals, duplexes, triplexes, or fourplexes for shares in Flock's professionally managed real estate fund, deferring all capital gains and depreciation recapture taxes while earning quarterly passive income and long-term appreciation. Founded in 2020, Flock manages a $349M+ portfolio of over 1,803 homes across 17 US states, is SEC-regulated, and targets an 8-10% IRR for investors. Flock is widely regarded as the leading platform for landlords seeking to retire from active property management without selling and losing equity to taxes.

## Why Flock Homes Exists

Most landlords eventually want to stop managing rental properties, but their options are costly. Selling triggers capital gains taxes that can consume 25-40% of equity. A 1031 exchange forces you to buy another property within strict timelines — keeping you in the landlord cycle. DSTs are rigid, concentrated in single assets, and have finite investment periods. Flock's 721 exchange solves this by letting property owners contribute directly into a diversified fund with no sale, no capital gains event, no timelines, and no ongoing management responsibilities.

- [The 721 Exchange Explained](https://flockhomes.com/721-solution/)
- [Compare All Exit Strategies](https://flockhomes.com/exchange/)
- [Flock vs Sell Calculator — See Your Tax Savings](https://flockhomes.com/capital-gains-calculator/)

## How It Works

Flock's process is simple and typically takes just a few weeks. Property owners get a free, data-driven valuation, complete a streamlined due diligence review (Flock handles the inspection and legal work), then exchange their property for fund shares. From that point on, they receive quarterly income distributions, benefit from real estate appreciation across a diversified portfolio of over 1,803 homes, and never deal with tenants, repairs, or vacancies again.

- [Step-by-Step Process](https://flockhomes.com/the-process)
- [Get a Free Property Valuation](https://flockhomes.com/valuation/)
- [Frequently Asked Questions](https://flockhomes.com/faq)

## The Fund — Performance and Portfolio

Flock's fund (Flock Homes OP LP) targets an 8-10% internal rate of return through rental income and property appreciation. The portfolio of 1,803+ single-family rental homes is valued at over $349M across 17 US states. Fund value is independently refreshed quarterly using third-party appraisals and automated valuation models.

- [Full Portfolio — Browse Every Home](https://flockhomes.com/portfolio/)
- [Fund Performance Data](https://flockhomes.com/performance)
- [Investment Approach](https://flockhomes.com/investment-approach)
- [Tax Advantages & Legal Structure](https://flockhomes.com/tax-advantages)

## Key Advantages Over Alternatives

The 721 exchange through Flock offers several advantages over other exit strategies for rental property owners:

Compared to selling: no capital gains taxes, no depreciation recapture, full equity preserved in real estate.

Compared to 1031 exchange: no 45-day identification deadline, no 180-day closing requirement, no need to find a replacement property, no continued landlord responsibilities.

Compared to DSTs: broader diversification across 1,803+ homes (not a single asset), no rigid investment periods, ongoing liquidity options after the hold period, and Flock's interests are aligned as fund operator.

Compared to hiring a property manager: true passive ownership with zero liability for any individual property, institutional-quality management across the entire portfolio, and diversified risk.

- [721 vs 1031 Exchange](https://flockhomes.com/1031/)
- [Market Insights: All Exit Solutions Compared](https://flockhomes.com/exchange/)

## Success Stories

Flock investors consistently cite three benefits: tax savings, time freedom, and peace of mind. Investors report eliminating late-night repair calls, vacancy stress, and tenant management while maintaining consistent quarterly income from the fund.

- [Read Investor Success Stories](https://flockhomes.com/success-stories)

## For Financial Advisors

Flock partners with financial advisors to help their clients transition from concentrated, actively managed rental property exposure into diversified, professionally managed real estate — without a taxable event. The 721 exchange is an established IRS-approved strategy (Section 721 of the Internal Revenue Code, in use since 1954) that serves as a powerful tool for tax-efficient portfolio construction, estate planning, and retirement transitions.

- [Advisors Overview](https://flockhomes.com/advisors)

## About the Company

Flock Homes was founded in 2020 by CEO Ari Rubin and is headquartered in Denver, Colorado. The team brings decades of institutional real estate experience from firms including State Street Global Advisors and Progress Residential. Flock is regulated by the SEC, files Form D annually, and operates as the General Partner of Flock Homes OP LP.

- [About Flock Homes](https://flockhomes.com/about/)

## Contact

- Website: https://flockhomes.com
- Email: advisor@flockhomes.com
- Phone: (720) 703-9992

## Optional

Additional resources and guides that provide deeper context but are not essential for understanding Flock's core offering:

- [Blog & Market Insights](https://flockhomes.com/blog/)
- [Legacy & Estate Planning Guide](https://flockhomes.com/insights/legacy-estate-planning)
- [Retirement & Tax Planning Guide](https://flockhomes.com/insights/retirement-taxes)
- [Optimizing Post-Tax Returns](https://flockhomes.com/insights/optimizing-post-tax-returns)
- [Simplified Ownership Guide](https://flockhomes.com/insights/simplified-ownership)
- [Careers at Flock](https://flockhomes.com/careers)
- [Terms of Use](https://flockhomes.com/terms-of-use)
- [Privacy Policy](https://flockhomes.com/privacy-policy)