New Albany 1031 Exchange Services

Land inside the New Albany International Business Park has absorbed demand at a pace tied directly to Intel's own construction timeline rather than broader metro fundamentals, and pricing on adjacent parcels has moved with it. Corporate campus office at Rose Run, home to tenants like JPMorgan Chase and AEP, trades on a separate but related logic, built for large single users rather than multi-tenant lease-up.

We treat land inside the business park and corporate campus office as two distinct procurement tracks, since the financing conversation, the buyer pool, and the holding period all diverge sharply between them. An investor who tries to underwrite both the same way usually discovers the mismatch only after a lender's term sheet comes back with unexpected conditions.

What comes up for sale in New Albany falls into a short list shaped almost entirely by the Intel build-out and the corporate campus base already in place:

• build-to-suit industrial and data-center-adjacent land in the business park
• corporate campus office at Rose Run
• high-end retail at Market Square
• medical office serving the McCoy Center corridor
• small multifamily built for the corporate workforce

Industrial land is the category drawing the most attention right now, but it also carries the longest lead time between identification and a closed, income-producing asset, which matters more on a fixed exchange clock than in an open-market purchase.

New Albany's architectural review code adds a layer of approval most Columbus suburbs do not require, and any redevelopment or exterior change on an existing building needs sign-off before work starts. That review timeline does not accelerate for an exchange deadline, so we check it before a building goes on the identification list.

A second, larger issue is financing timelines on build-to-suit industrial land, where a lender's construction-completion condition can extend past the 180-day exchange window if the purchase agreement was not structured with that risk in mind from the start. We treat this construction-completion date as a hard input to the exchange schedule rather than a detail to revisit once the deal is already under contract.

When a New Albany target falls through on timing or review, we typically widen the search to Westerville or Gahanna rather than an unrelated part of the metro, since both draw from the same commuter base and carry some lender familiarity with New Albany's pricing dynamics.

Neither substitutes directly. New Albany's pricing carries a premium tied to the Intel effect that neither Westerville nor Gahanna shares, so each backup candidate still gets its own independent diligence file rather than an assumption borrowed from the primary target's numbers.

Every New Albany exchange we coordinate opens with the same question: does the target involve pending construction, and if so, what is the builder's completion date against the investor's 180-day exchange window. Architectural review status gets checked immediately for anything requiring exterior work, and lender pre-qualification starts against that same completion timeline.

None of this substitutes for the investor's own tax advisor or the qualified intermediary, who continues to hold the exchange funds throughout. It does mean a long-lead New Albany purchase gets structured around the exchange deadline from day one, rather than discovering the conflict on day 170.