Step-by-step guide to turn your 401(k) into real estate in 2025

If you’re looking to diversify your retirement portfolio or get a jump on passive income, real estate investing might be the next move. But what if most of your wealth is tied up in a 401(k)?

Good news: there are legal and strategic ways to use your 401(k) to invest in real estate, especially if you roll it into a self-directed account. Here’s how to do it—and what you need to know to avoid penalties and maximize returns.

1. Understand the rules

A traditional 401(k) account does not allow you to buy real estate directly. You’ll need to roll it over into a self-directed IRA (SDIRA) or a Solo 401(k) (if you’re self-employed).

These specialized retirement accounts let you invest in alternative assets, including:

Single-family homes
Multifamily rentals
Commercial property
Land
Real estate investment trusts (REITs)
Tax liens or mortgage notes

2. Choose your investment path

Self-Directed IRA (SDIRA)

Allows real estate investments
Managed by a custodian (must approve all transactions)
Works well for traditional and Roth IRA rollovers
Subject to IRA rules like no personal use of the property

Solo 401(k)

For self-employed individuals or business owners with no employees
Greater flexibility and no custodian required
Higher contribution limits
Allows non-recourse loans to leverage property

Pro tip: You cannot use the property personally or rent it to yourself or a family member. All transactions must be at arm’s length to avoid IRS penalties.

3. Roll over your 401(k)

To access real estate investing, you’ll need to roll over funds from your 401(k) into your new account:

Open a Self-Directed IRA or Solo 401(k) through a qualified provider
Request a direct rollover from your existing 401(k) plan (avoid cashing out)
Transfer funds without triggering taxes or early withdrawal penalties

4. Start investing in real estate

Once the funds are in your self-directed account, you can:

Buy rental properties outright or with non-recourse financing
Flip houses (careful: avoid frequent flipping to prevent UBTI taxes)
Invest in real estate syndications
Purchase raw land for future development

All expenses (repairs, taxes, insurance) and income (rent, sale proceeds) must flow through the retirement account—not your personal bank.

5. Understand the risks and rules

Real estate can provide powerful returns, but it comes with responsibilities:

What to watch out for

Prohibited transactions: using or renting the property yourself is illegal
Liquidity issues: real estate isn’t easy to sell quickly if needed
Maintenance costs: must be paid from the retirement account only
Loan restrictions: only non-recourse loans allowed (you can’t personally guarantee debt)
Tax complications: may trigger UBTI/UBIT taxes depending on leverage or income sources

Is this strategy right for you?

Using retirement funds for real estate investing isn’t for everyone. It’s best suited for:

Experienced investors
People with larger 401(k) balances ($100K+)
Those looking for long-term growth and income
Individuals who understand real estate markets or work with a professional

Final thoughts

Turning your 401(k) into real estate is absolutely possible—and potentially profitable—if done correctly. By setting up the right self-directed structure and following IRS rules, you can transform retirement savings into tangible, cash-flowing assets.

Before making any moves, make sure you talked to a qualified loan officer or financial advisor.