Holds sale proceeds and prepares the documents that let real estate investors defer capital gains tax by exchanging one investment property for another. BLS does not publish separate figures for title examiners, abstractors, and searchers; it counts them within title examiner, abstractor, and searcher (SOC 23-2093), whose median pay is $58,650 a year (BLS OEWS, May 2025). Typical entry-level education: High school diploma or equivalent.
- SOC 23-2093
- Legal
- Last updated October 9, 2026
At a glance
1031 Exchange Intermediary in four numbers
- Median pay
- $58,650a year, or $28.20/hrBLS OEWS, May 2025Lowest 10% $38KTop 10% $91K
US median, all jobs: $50,980
- Projected growth
- +2.1%Slower than averageBLS EP, 2025–2035This career+2.1%All jobs+3.5%
Projected employment change, 2025–2035 Item Value This career +2.1% All jobs +3.5% - Openings a year
- 5,30059,800 jobs todayBLS EP, 2025–2035
- Jobs in 202559.8K
- Projected 203561.1K
Employment, 2025–2035 Item Value Jobs in 2025 59.8K Projected 2035 61.1K - Typical education
- High schoolneeded to enterBLS EP, 2025–2035; mix: O*NET
- Less than high school3.5%
- High school54.5%
- Certificate10.2%
- Some college13.4%
- Bachelor's13.6%
- Professional degree4%
Highest education held by title examiners, abstractors, and searchers Segment Value Less than high school 3.5% High school 54.5% Certificate 10.2% Some college 13.4% Bachelor's 13.6% Professional degree 4%
Also advertised as: Qualified Intermediary, Exchange Accommodator, 1031 Exchange Officer, Exchange Coordinator, Like-Kind Exchange Specialist.
Pay
How much do Title Examiners, Abstractors, and Searchers make?
Every 1031 exchange intermediary in the US, by percentile of annual wage
Median
$58,650
Middle half earn $47,420 to $74,810
- 10th
- $38,170
- 25th
- $47,420
- 75th
- $74,810
- 90th
- $90,830
All US occupations: $50,980
| Percentile | Value |
|---|---|
| 10th | $38,170 |
| 25th | $47,420 |
| Median | $58,650 |
| 75th | $74,810 |
| 90th | $90,830 |
| All US occupations | $50,980 |
Source: BLS OEWS, May 2025
- Median annual wage
- $58,650
- Median hourly wage
- $28.20/hr
- Mean annual wage
- $62,350
- People employed
- 48,580
Versus all US occupations
At $58,650, Title Examiners, Abstractors, and Searchers earn 15% above the $50,980 median across all US occupations, a difference of $7,670 a year.
Versus legal occupations
Inside the Legal group, where the middle occupation pays $159,670, this is 63% below the group median.
Pay range
The top 10% earn $90,830 or more while the bottom 10% earn $38,170, a gap of 2.4×. That is a typical spread for a US occupation.
Rank in the bank
This median pays more than 31% of the 1,741 occupations in the NueCareer career bank.
Cost of living
Colorado posts the highest raw median ($77,600), but once local prices are taken into account West Virginia leads at $86,293 in national-average dollars.
Pay by state
Which states pay Title Examiners, Abstractors, and Searchers the most?
State medians come from the same OEWS release as the national figures. The cost-of-living column divides each state median by that state's BEA Regional Price Parity, restating pay in national-average dollars so a high-cost state and a low-cost one can be compared directly.
| State | Median | COL-adjusted | Employed |
|---|---|---|---|
| 1Colorado | $77,600 | $75,302 | 1,400 |
| 2West Virginia | $77,230 | $86,293 | 350 |
| 3Oregon | $76,930 | $74,428 | 640 |
| 4Alaska | $75,960 | $74,209 | 100 |
| 5Nevada | $71,050 | $71,065 | 620 |
| 6Massachusetts | $69,100 | $65,338 | N/A |
| 7California | $67,230 | $60,721 | N/A |
| 8Washington | $66,440 | $62,086 | 930 |
| 9Delaware | $65,270 | $65,396 | 140 |
| 10Rhode Island | $63,300 | $61,889 | 120 |
Job outlook
Is 1031 Exchange Intermediary a growing career?
Employment change over 2025–2035, against every US occupation
Slower than average. +2.1% projected growth vs 3.5% for all occupations.
| Item | Value |
|---|---|
| Title Examiners, Abstractors, and Searchers | +2.1% |
| All US occupations | +3.5% |
Source: BLS EP, 2025–2035
Slower than average
BLS projects employment of Title Examiners, Abstractors, and Searchers to change 2.1% over 2025–2035, against 3.5% projected for all occupations. That is 1,300 more jobs.
Annual openings
About 5,300 openings are projected each year, 8.9% of the 59,800 jobs that existed in 2025. Most come from workers leaving the occupation, not from growth alone.
Getting in
How to become a 1031 Exchange Intermediary
There is no single degree requirement, but many intermediaries have backgrounds in escrow, title, real estate, accounting or law, and some are attorneys or CPAs. Entry roles are often exchange coordinator or exchange officer positions at an intermediary firm, many of which are owned by title companies or banks.
The Federation of Exchange Accommodators, the industry's professional body, awards the Certified Exchange Specialist designation to people who meet experience requirements and pass its exam. A handful of states regulate intermediaries directly, requiring bonding, insurance or licensing. Detailed knowledge of IRS rules and careful handling of client money matter more than sales ability.
- 1
Typical entry-level education
High school diploma or equivalent
- 2
Work experience in a related occupation
None
- 3
Typical on-the-job training
Moderate-term on-the-job training
- 4
Preparation needed (O*NET job zone)
Little or no preparation
BLS Employment Projections, 2025–2035; job zone from O*NET 31.0 Database.
What education people in the job have
O*NET incumbent survey: the highest level of education reported by people already working as title examiners, abstractors, and searchers.
- High School Diploma or the equivalent (such as a GED)54.5%
- Bachelor's Degree13.6%
- Some College Courses13.4%
- Post-Secondary Certificate10.2%
- First Professional Degree4%
| Item | Value |
|---|---|
| High School Diploma or the equivalent (such as a GED) | 54.5% |
| Bachelor's Degree | 13.6% |
| Some College Courses | 13.4% |
| Post-Secondary Certificate | 10.2% |
| First Professional Degree | 4% |
Source: O*NET 31.0 Database
The work
What does a 1031 Exchange Intermediary do?
Under Section 1031 of the Internal Revenue Code, investors who sell business or investment real estate can defer capital gains tax if they reinvest in like-kind property and never take control of the cash in between. A qualified intermediary makes that possible. They step into the transaction, draft the exchange agreement and assignment documents, and hold the sale proceeds in a segregated account until the replacement property closes.
Day to day, exchange intermediaries coordinate with escrow and title officers, attorneys, accountants and real estate agents. They track the strict identification and closing deadlines, review identification notices, wire funds to closing, and answer client questions about what qualifies. Senior staff handle complex structures such as reverse and improvement exchanges, where the intermediary holds title to property for the investor.
Day-to-day tasks
- Draft exchange agreements, assignments and closing instructions
- Hold and safeguard exchange proceeds in segregated accounts
- Track identification and closing deadlines for each exchange
- Review replacement property identification notices for compliance
- Coordinate with escrow officers, attorneys and accountants at closing
- Explain like-kind exchange rules to investors and their advisers
- Structure reverse and improvement exchanges with title holding entities
Typical tasks, researched by NueCareer from the sources below.
Working conditions and hours
Exchange intermediaries work in offices, frequently inside title companies, banks or specialized exchange firms, and increasingly remotely since most documents are signed and delivered electronically. The work is deadline driven and detail heavy, with busy stretches at month end and year end when many closings happen. Travel is rare.
Where the work happens
Indoors, climate-controlled
NeverEvery dayOutdoors in all weather
NeverEvery dayAlmost never works outdoors.
Physical demands
Sitting
NeverAlmost all the timeSeated for more than half the working day.
Standing
NeverAlmost all the timeBending or twisting
NeverAlmost all the time
Working with people
Contact with other people
NoneConstantFace-to-face discussions
NeverEvery dayDealing with the public
Not importantExtremely important
Pressure and stakes
Strict deadlines
NeverEvery dayMeeting strict deadlines at least weekly.
Conflict situations
NeverEvery dayCost of a mistake
Not seriousExtremely seriousMistakes carry very serious consequences.
Autonomy
Freedom to decide
NoneA lotA lot of freedom to make decisions without checking first.
Conditions: O*NET Work Context survey. Each item has its own scale, so each dot is read against the two answers that end its own line.
Core skills
O*NET importance, 1 to 5
- Reading Comprehension4.0
- Active Listening3.8
- Speaking3.6
- Critical Thinking3.6
- Writing3.3
- Monitoring3.0
- Active Learning2.9
- Learning Strategies2.4
| Item | Value |
|---|---|
| Reading Comprehension | 4.0 |
| Active Listening | 3.8 |
| Speaking | 3.6 |
| Critical Thinking | 3.6 |
| Writing | 3.3 |
| Monitoring | 3.0 |
| Active Learning | 2.9 |
| Learning Strategies | 2.4 |
Source: O*NET 31.0 Database
Transferable skills
O*NET importance, 1 to 5
- Time Management3.4
- Complex Problem Solving3.1
- Coordination3.0
- Judgment and Decision Making3.0
- Service Orientation2.9
- Social Perceptiveness2.8
- Persuasion2.5
- Instructing2.3
| Item | Value |
|---|---|
| Time Management | 3.4 |
| Complex Problem Solving | 3.1 |
| Coordination | 3.0 |
| Judgment and Decision Making | 3.0 |
| Service Orientation | 2.9 |
| Social Perceptiveness | 2.8 |
| Persuasion | 2.5 |
| Instructing | 2.3 |
Source: O*NET 31.0 Database
Tools and software
- Customer relationship management CRM software · in demand
- Data base user interface and query software · in demand
- Document management software · in demand
- Electronic mail software · in demand
- Office suite software · in demand
- Operating system software · in demand
- Presentation software · in demand
- Spreadsheet software · in demand
- Word processing software · in demand
- Calendar and scheduling software
- Enterprise resource planning ERP software
- Geographic information system
“In demand” marks an O*NET Employer-Based Hot Technology, software named in real job postings for this occupation.
Personality fit
What personality type suits a 1031 Exchange Intermediary?
NueCareer estimate (Holland code CEI) built on O*NET's Title Examiner, Abstractor, and Searcher profile, scored 1 to 7
| Axis | 1031 Exchange Intermediary |
|---|---|
| Realistic | 2 |
| Investigative | 4 |
| Artistic | 1 |
| Social | 2 |
| Enterprising | 4 |
| Conventional | 7 |
Source: O*NET 31.0 Database
What the work is built around
Day to day this is work built around organising, following procedures and working precisely with data, combined with leading, persuading, selling and making decisions.
- Conventional6.7
- Enterprising4.3
- Investigative3.5
- Realistic2.4
- Social2.3
- Artistic1.1
Closest MBTI types
NueCareer fit scores: cosine similarity between each MBTI type's interest vector and this occupation's O*NET interest profile. Not a BLS or O*NET figure; the method is documented on our methodology page.
Explore further
Careers related to 1031 Exchange Intermediary
O*NET related occupations
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$49,230median a year
Most earn $38K to $74K
−1.9%High school
More legal careers
Median annual pay, with title examiners, abstractors, and searchers highlighted
- Lawyer$159,670
- BigLaw Equity Partner$159,670
- Non-Equity Partner$159,670
- BigLaw Senior Associate$159,670
- Public Company General Counsel$159,670
- Mergers and Acquisitions Attorney$159,670
- Judge$153,990
- Paralegal$62,890
- 1031 Exchange Intermediary$58,650
| Item | Value |
|---|---|
| Lawyer | $159,670 |
| BigLaw Equity Partner | $159,670 |
| Non-Equity Partner | $159,670 |
| BigLaw Senior Associate | $159,670 |
| Public Company General Counsel | $159,670 |
| Mergers and Acquisitions Attorney | $159,670 |
| Judge | $153,990 |
| Paralegal | $62,890 |
| 1031 Exchange Intermediary | $58,650 |
Source: BLS OEWS, May 2025
Lists 1031 Exchange Intermediary appears on
Questions
1031 Exchange Intermediary: frequently asked questions
How much do Title Examiners, Abstractors, and Searchers make?
BLS does not publish a separate wage for title examiners, abstractors, and searchers. It counts them within title examiner, abstractor, and searcher, whose median pay is $58,650 a year (BLS OEWS, May 2025). The middle half of that occupation earn between $47,420 and $74,810, and the top 10% earn $90,830 or more.
Do you need a degree to become a 1031 Exchange Intermediary?
No. A bachelor's degree is not the norm: BLS reports a high school diploma or equivalent as the typical entry-level education for Title Examiners, Abstractors, and Searchers. BLS also lists moderate-term on-the-job training as typical on-the-job training. In O*NET's survey of people already doing the job, 54.5% hold high school diploma or the equivalent (such as a ged).
Is 1031 Exchange Intermediary a growing career?
It is growing, but slowly: 2.1% over 2025–2035 against 3.5% for all occupations (BLS EP, 2025–2035). BLS still projects about 5,300 openings a year, mostly from workers retiring or moving to other work.
What does a 1031 Exchange Intermediary do?
Under Section 1031 of the Internal Revenue Code, investors who sell business or investment real estate can defer capital gains tax if they reinvest in like-kind property and never take control of the cash in between. A typical task: draft exchange agreements, assignments and closing instructions. Employers most often ask for Customer relationship management CRM software, Data base user interface and query software, Document management software.
Which states pay Title Examiners, Abstractors, and Searchers the most?
The highest state medians for Title Examiners, Abstractors, and Searchers are Colorado ($77,600), West Virginia ($77,230), Oregon ($76,930) (BLS OEWS, May 2025). Adjusted for local prices using BEA Regional Price Parities, West Virginia moves to the top at $86,293.
What personality type suits a 1031 Exchange Intermediary?
O*NET scores Title Examiners, Abstractors, and Searchers highest on the Conventional, Enterprising and Investigative interest areas, so the work mixes organising, following procedures and working precisely with data with leading, persuading, selling and making decisions. On NueCareer's MBTI-to-interest mapping the closest types are ESTJ, ISTJ. Personality is a fit signal, not a gate. The free NueCareer quiz scores your own profile against all 1,731 careers in the bank.