The Wealth Transfer Podcast

Every heirloom tells a story — but when it’s time to settle an estate, those stories can be lost unless someone knows how to uncover them.
In this episode of The Wealth Transfer Podcast, Matt Templeton sits down with Tonya Adam, founder of When Pigs Fly Estate Sales & Auctions, to talk about the emotional, logistical, and even spiritual side of estate transitions.
With over 17 years of experience managing fine estates, luxury collections, and full home liquidations across Texas and beyond, Tonya has seen it all — from diamond rings hidden in shoes to love letters wrapped in ribbons from World War II. But what makes her work so unique is her compassion for families navigating loss and legacy at the same time.
Together, they discuss:
Why estate sales are an overlooked part of the wealth-transfer process
How Tonya helps families preserve stories and sentimental value, not just assets
Lessons learned from decades of helping people “let go” of what matters most
The rise of content creators reshaping the antiques and collectibles market
How families can prepare in advance to make estate transitions easier and fairer
If you or someone you love will someday inherit, downsize, or transfer wealth, this episode is full of wisdom, heart, and a reminder that stuff is just stuff — but stories are priceless.
📅 The full episode is available now. Subscribe to The Wealth Transfer Podcast for more real-world conversations about how to build, protect, and pass on generational wealth.
🗒️ Show Notes
Guest: Tonya AdamBusiness: When Pigs Fly Estate Sales & Auctions📞 940-566-1000📧 Tonya@whenpigsflyshop.com | info@wpfsales.com
About Tonya:Estate sale & auction expert | Fine estates, ranches, art, jewelry, autos, valuable collections & firearms | Skilled in complex locations, out-of-state sales & full estate relocations | Honoring the past, curating for the future.
🕰️ Key Timestamps & Takeaways
00:00 – How Tonya built her business after leaving corporate life03:00 – From antique stores to luxury estate sales06:00 – The human side of helping families through loss08:00 – Handling million-dollar collections and avoiding family disputes12:00 – Hidden treasures: from love letters to diamonds in shoes16:00 – The biggest life lesson: “Stuff is just stuff”18:00 – What truly drives today’s estate-sale markets (hint: TikTok and designers!)23:00 – Why planning ahead matters more than ever27:00 – How to host “Friends and Family” pre-sales to reduce conflict33:00 – The story of Beverly Ray’s magnificent Dallas estate38:00 – Turning estate sales into storytelling experiences41:00 – Building trust and running a compassionate team44:00 – Tonya’s final advice: be kind, plan ahead, and preserve the stories
🧭 Connect with The Wealth Transfer Podcast
📺 Subscribe on YouTube: @WealthTransferPodcast🎧 Listen on Spotify / Apple Podcasts💡 Do You or a Loved One Want to Make an Estate Plan? Let Us Help!
Call Us or Send a Text: (972) 677-3991

What happens when your heirs live abroad? Or when a death or divorce turns your financial world upside down?
In this episode, Matt Templeton sits down with Adam Keller, a Certified Financial Planner™ and founding partner of Three Oaks Advisory Group, to explore how strategic financial planning can transform wealth building, retirement preparation, and generational transfer. Adam brings two decades of experience serving clients across borders, asset classes, and life transitions—especially women navigating divorce or widowhood, and families with international estates.
From 1031 exchanges and estate tax exemptions, to Roth conversions, trust strategy, and legacy planning, this episode covers the real questions families are asking as they prepare for the future.
📄 Show Notes
Guest: Adam Keller, CFP®, Founding Partner at Three Oaks Advisory GroupHost: Matt Templeton | Real Estate Planner, Templeton Real Estate Group
🧭 Episode Highlights & Timestamps:
[00:01:00] Adam’s background in international business, and how he became a financial planner
[00:03:00] “Expert in nothing”: What financial planners really do and how they collaborate with CPAs, attorneys, and real estate professionals
[00:05:00] Who Adam serves best: complex earners (stock grants, rentals) and retirees with $2M–$15M net worth
[00:07:00] Generation-skipping trusts, gifting, and what to do when heirs haven’t been born yet
[00:10:00] Asset mix strategy: how to structure investments based on risk tolerance and liquidity needs
[00:12:00] Working across borders: What you must know if your heirs live in another country or you own assets overseas
[00:14:00] Examples from France, the UK, and how multi-country coordination helps avoid double taxation
[00:16:00] U.S. estate tax exemption vs. non-resident alien threshold ($13M+ vs. $60K!)
[00:18:00] Serving women in transition: divorce, death of a spouse, and navigating unfamiliar financial decisions
[00:20:00] Smart decisions for life insurance payouts, sub-3% mortgages, and refinancing after divorce
[00:21:00] Step-up in basis and the window of opportunity after death to reposition assets tax-free
[00:23:00] How to choose a financial advisor: the single question you must ask before hiring one
[00:26:00] Portfolio expectations: volatility, transparency, and the myth of “no-risk, high-return”
[00:27:00] Collaboration wins: how great advisors coordinate with CPAs, estate attorneys, and HR teams
[00:29:00] Legacy planning beyond money: virtues, values, and preventing future entitlement
💡 Key Takeaways:
If your heirs live internationally, document and communicate everything clearly—especially titles, accounts, and advisors.
Generation-skipping trusts, Roth conversions, and gifting strategies should align with your estate vision and tax picture.
Serving women in transition requires empathy, clarity, and sometimes introducing female advisors for comfort and trust.
Use tools like donor-advised funds, qualified charitable distributions, and tax-advantaged stock donations to maximize legacy giving.
Wealth transfer isn't just about money—it's about passing down values, identity, and purpose.
📞 Connect with Adam Keller & Three Oaks Advisory Group:📧 Email: akeller@threeoaksag.com🌐 Website: www.threeoaksag.com🔗 LinkedIn: Adam Keller, CFP®
📬 Connect with Matt Templeton:📧 Email: matt@templeton.realestate📱 DM us for referrals to vetted financial planners, estate attorneys, or real estate experts in your area

What happens when siblings feud over millions… or 120,000 acres of ranch land… or who controls the family business?
In this episode, host Matt Templeton sits down with David Johnson, fiduciary litigator and author of FiduciaryLitigator.com. As a partner at Winstead PC, David handles some of Texas’ most complex disputes over trusts, estates, family businesses, and elder exploitation.
From heartbreaking elder abuse cases to strategies that can prevent families from blowing up in court, David reveals the real-world legal battles—and how to avoid them. Whether you’re a trustee, estate planner, or part of a family with significant assets, this episode is your front-row seat to the high stakes of wealth transfer litigation.
 Show Notes
Guest: David Johnson | Board Certified, Civil Appellate Law,Civil Trial Law, and Personal Injury Trial LawTexas Board of Legal Specialization // Managing Shareholder, Fort Worth Office Winstead PC
Host: Matt Templeton | Real Estate Planner // Templeton Real Estate Group
 Episode Highlights & Timestamps:
[00:01:00] David’s legal roots: from a family of judges and lawyers to finding his path in fiduciary litigation
[00:02:00] “Family law with a dead body”: why estate litigation is so often a battleground
[00:04:00] The case of the 120,000-acre West Texas ranch—and a 76-year-old daughter who’d never received a penny
[00:06:00] The silent danger: eldest children given absolute control—and why secrecy breeds lawsuits
[00:07:00] The $84 trillion wealth transfer and how to prevent it from igniting family wars
[00:08:00] David’s top advice for avoiding disputes: communicate, communicate, communicate
[00:10:00] Why video recordings and medical capacity evaluations can be game-changers in preventing will contests
[00:11:30] “Bad boy clauses” in trusts—and why trustees hate being the family police
[00:13:00] No-contest clauses and arbitration: legal tools that keep family disputes private
[00:16:00] Corporate trustees vs. family members: the critical choice that can decide peace or war
[00:19:00] Elder abuse realities: how caretakers, neighbors, and even professionals steal from the vulnerable
[00:22:00] The problem with enforcement—and why reporting elder abuse often leads nowhere
[00:25:00] Texas law developments on elder financial abuse and fiduciary reporting requirements
[00:26:00] How long can a trust last? The Rule Against Perpetuities and the shift to dynasty trusts
[00:30:00] Should every beneficiary have their own trust? The pros and cons of splitting up assets
[00:33:00] When to use trusts—and what tax advantages they really provide
[00:36:00] How to choose the right estate planning attorney—and the warning signs to watch for
[00:41:00] David’s final advice: Find lawyers who think first, act second, and don’t create conflicts for profit
 Key Takeaways:
Communication prevents lawsuits. Families should discuss estate plans openly to reduce suspicion and resentment.
Elder abuse is rampant. Family members, caregivers, and even professionals can exploit vulnerable individuals.
Video recordings and medical exams can help defend wills and trusts from future challenges.
Corporate fiduciaries can be a wise choice to avoid family fights—but they’re not for everyone.
Trusts can last 300 years in Texas now, but careful planning is needed to avoid unintended consequences.
No-contest and arbitration clauses help keep private family matters out of the public courtroom.
 Connect with David Johnson:
Blog: www.fiduciarylitigator.comLaw Firm: www.winstead.comEmail: dfjohnson@winstead.comPhone: (817) 420-8223

How do you protect your wealth—and your family—from unnecessary taxes, infighting, or outright disaster?
In this episode, host Matt Templeton sits down with veteran CPA Nancy K. Phillips, who brings more than 35 years of experience in estate tax, trusts, and inheritance planning. Nancy has helped families untangle multi-generational estates, testified in IRS disputes, and trained other CPA firms in how to handle the most complicated trust and estate issues.
From heartbreaking family feuds to brilliant planning strategies, Nancy shares the real-world stories and critical tax insights that every family and advisor should hear. If you want to avoid costly estate mistakes and learn how to build a smarter transfer plan, this episode is for you.
📄 Show Notes:
Guest: Nancy K. Phillips, CPAHost: Matt TempletonEpisode Title: $300K Mistakes & Step-Up Secrets: What CPAs Know About Wealth TransferBio: Nancy Phillips has spent over 35 years in tax, accounting, and estate services. She started her practice in 1985 and has trained other CPA firms on trust and estate tax work. A recognized expert witness, she advises families, trustees, attorneys, and wealth planners across Texas.
📌 Episode Highlights & Timestamps:
[00:01:00] Nancy’s background: from Big 8 accounting to leading complex estate tax work
[00:02:00] Shocking estate mistakes: handwritten wills, no wills, and two wills signed on the same day
[00:04:30] What is a Family Settlement Agreement—and how it overrides your will
[00:06:30] When siblings fight over heirlooms and figurines: how emotion ruins estates
[00:10:00] “I can’t get my sister out of Mom’s house”: eviction battles in inheritance
[00:11:00] Nancy’s family strategy: drawing addresses from a hat to avoid fractional real estate chaos
[00:14:00] How to fairly divide household items without family drama
[00:16:00] The step-up in basis rule explained—why dying with real estate is often smarter than gifting it
[00:17:00] Real-life horror story: a $200K tax bill from selling property one month too early
[00:21:00] Using 1031 exchanges, DSTs, and REITs for smart real estate transfer (featuring Nancy’s personal experience)
[00:26:00] Estate tax thresholds, gift tax exemptions, and advanced gifting through FLPs
[00:29:00] How to gift minerals, stocks, or real estate smartly—and avoid carryover basis traps
[00:32:00] Why you shouldn’t dump 10 properties in one year: tax bracket strategies for widows
[00:34:00] The hidden cost of having 60+ accounts: how to simplify your finances before you die
[00:37:00] The trap of illiquid partnerships—and what to do if you inherit them
[00:38:00] Should you tell your kids what you have? When and how to include them in financial conversations
[00:41:00] Training the next generation: why Nancy took her son to closings starting at age 13
[00:43:00] Who Nancy helps: estate attorneys, trustees, family offices, and clients with complex assets
💡 Key Takeaways:
Dying with real estate often beats gifting—it allows heirs to reset the tax basis and avoid depreciation recapture.
Handwritten or DIY wills cause chaos and court battles; hire a professional to draft it right.
Family Settlement Agreements can override a will—usually after bitter infighting.
Gifting early can erode future tax advantages; beware of carryover basis when transferring assets pre-death.
Consolidate accounts and track assets clearly to avoid confusion, lost wealth, and excessive fees.
Talk to your heirs before death—especially if they’ll be in charge. Waiting until after you pass often causes tension or lawsuits.
📞 Connect with Nancy Phillips:📧 Email: NancyKPhillipsCPA@DallasTXCPA.com📞 Phone: (214) 361-2444🌐 Website: www.nkphillipscpa.com
📬 Contact Matt for Estate-Smart Real Estate Planning:📧 Email: matt@templeton.realestate📱 DM us for help with wealth transfer, 1031 exchanges, property inheritance, or time-of-death valuations

What really happens when the IRS comes knocking on an estate? In this episode of The Wealth Transfer Podcast, Matt Templeton sits down with one of the country’s most respected tax attorneys, Joel Crouch, to unpack the red flags, missteps, and missing documents that trigger audits—and the proven strategies families and advisors can use to avoid them.
Joel has defended estates against IRS scrutiny for 36 years. He’s a partner at Meadows Collier in Dallas, has tried cases across the U.S., and was recently named “Tax Law Lawyer of the Year” by Best Lawyers in America. Whether you're navigating estate planning, filing gift tax returns, or trying to avoid family conflict and massive tax bills, this conversation delivers invaluable knowledge.
📄 Show Notes
Guest: Joel Crouch, Tax Attorney & Partner at Meadows CollierHost: Matt Templeton, Real Estate Planner | Templeton Real Estate GroupEpisode Title: Inside the IRS: What Triggers Audits & How to Defend Your Estate Plan
🧭 Episode Highlights & Timestamps:
[00:01:00] Joel’s 36-year journey representing families in high-stakes IRS disputes
[00:03:00] The top three tax categories Joel defends: estate & gift, income tax, and employment tax
[00:05:00] The #1 issue in estate and gift tax audits: valuations—and why cheap appraisals are a red flag
[00:08:00] Discount strategies (lack of marketability, minority interest) and how the IRS reviews them
[00:10:00] Why documenting non-tax reasons for your entity setup is critical to defend your plan
[00:14:00] A real case where poor follow-through on gifts created huge IRS exposure after death
[00:16:00] How the IRS resolves estate cases (Examiner → Appeals → Counsel) and why most settle
[00:18:00] Gift tax returns and why you should file—even if you’re under the lifetime exemption
[00:21:00] What triggers gift tax audits—and how to protect your family 10–20 years in advance
[00:25:00] Amending returns, filing late gift returns, and dealing with valuations after the fact
[00:28:00] Estate planning is a living process: the mistake of filing documents but never executing them
[00:30:00] Joel’s checklist for CPAs, attorneys, and financial advisors to safeguard client estate plans
[00:34:00] When to bring in a tax attorney: before filing Form 706, during planning, or when an audit begins
💡 Key Takeaways:
The IRS scrutinizes valuation discounts—don’t skimp on professional appraisals.
Your estate planning documents aren’t enough: you must follow through with transfers, funding, and documentation.
Filing gift tax returns (even when under the exemption) helps start the 3-year statute of limitations.
Bad paperwork and cheap advisors create “low-hanging fruit” for the IRS. Sophistication protects your plan.
Engage your team of advisors (CPAs, attorneys, planners) annually to revisit documents and trigger events.
If the IRS finds issues, your best defense is clean, documented intent and structure—prepared before the audit.
📞 Connect with Joel Crouch & Meadows Collier:🌐 Website: https://www.meadowscollier.com📞 Phone: (214) 744-3700📧 Inquiries: Reach out to Joel or his team for estate and tax representation or questions
📬 Connect with Matt or Get Introduced to a Real Estate Planner:📧 Email: matt@templeton.realestate📱 DM us anytime for referrals to trusted attorneys, planners, and tax professionals in your market
 
 

What if the way you transfer real estate today could make—or break—your family’s future relationships?
In this episode, Matt Templeton is joined by Dan Ihara, founder of the Real Estate Planner Network and Hawaii’s #1 real estate agent, to unpack how families can protect their assets, prevent estate battles, and avoid unnecessary capital gains taxes through intentional real estate planning.
Dan shares how he created a niche that now serves clients with aging parents, large property portfolios, and complicated estate needs. You’ll hear how his team moved from simply selling homes to solving transitions—offering services like senior move management, 1031 exchanges, asset performance reviews, and real estate wealth transfer consulting.
If you’re a trustee, a parent planning your legacy, or a real estate agent who wants to serve high-net-worth clients better, this conversation is a masterclass in what to do—and what to avoid—when transferring real estate wealth.
Guest: Dan Ihara, CEO of The Ihara Team & Founder of the Real Estate Planner NetworkHost: Matt Templeton, Real Estate Planner | Templeton Real Estate Group
🧭 Episode Highlights & Timestamps:
[00:01:00] Dan’s journey from entrepreneur to building a real estate niche around aging clients and estate planning
[00:04:00] How Dan created senior move management services to help aging homeowners transition out of long-held properties
[00:06:00] The massive oversight: why most families don’t know they’re sitting on investment properties with capital gains liability
[00:07:30] Real estate’s role in the $30–$40 trillion wealth transfer happening in the next 20 years
[00:08:00] Why putting property in a trust doesn’t protect against family conflict—and what does
[00:09:00] The birth of the “Real Estate Planner” title and why the wealthy need one alongside their attorney, CPA, and financial advisor
[00:10:00] The real enemy of generational wealth? Capital gains tax.
[00:11:00] Why traditional real estate agents fail their clients: lack of tax knowledge, lack of planning tools
[00:13:00] What a real estate plan actually looks like—from tax analysis to family legacy questions
[00:17:00] Using math and empathy to help clients self-discover their best path forward
[00:19:00] Why most elderly property owners are philanthropists by accident—and how to unlock higher returns or transfer benefits to heirs
[00:21:00] DSTs (Delaware Statutory Trusts) as a tool for true passive income and seamless estate transition
[00:22:00] How to collaborate with CPAs, attorneys, and planners—and why they need real estate planners in their network
[00:25:00] The #1 mistake in wealth transfer: putting kids on title before death
[00:26:00] How to write a trust to prevent family disputes (including forced liquidation and right of refusal)
💡 Top Takeaways:
Putting kids on title too early causes massive tax liabilities—wait for the step-up in basis at death.
Real estate planners fill the critical gap between CPAs, attorneys, and financial advisors.
Most investors are making just 1–2% on appreciated real estate. Repositioning can triple returns or bless the next generation.
DSTs allow for completely passive income and clean asset transfer at death—no management, no conflict.
Building trust with clients starts with one simple question: “What would you like to get accomplished in our time together today?”
📍 Connect with Dan Ihara & the Real Estate Planner Network:🌐 https://linktr.ee/iharateam📧 Email: dan@iharateam.com🔗 Learn more: https://realestateplannernetwork.com
📬 Connect with Matt or Get Introduced to an Advisor:📧 Email: matt@templeton.realestate📱 DM us anytime for introductions to real estate planners, tax advisors, or estate attorneys in your market
 

If you’ve built real estate wealth and are now wondering how to unlock that equity without triggering massive tax bills—or how to simplify life as you approach retirement—this episode is for you.
In this deep-dive conversation, Matt Templeton is joined by Jon Taylor of JRW Investments to explore how investors can use advanced tools like 1031 exchanges, Delaware Statutory Trusts (DSTs), and even 721 exchanges into REITs to reduce management headaches, defer taxes, and pass on wealth more effectively.
From minimizing capital gains and avoiding probate, to helping heirs receive clean, easy-to-distribute assets, Jon breaks down the strategies his team uses to help clients exit real estate with confidence. If you're a property owner, financial advisor, estate attorney, or family trustee, you’ll walk away with clear insight on how to navigate these tools—and when they’re the right fit.
 Show Notes:
Guest: Jon Taylor, Real Estate Investment Advisor at JRW InvestmentsHost: Matt Templeton, Real Estate Planner | Templeton Real Estate Group
Key Topics Covered:
[00:01:00] Why real estate investors are exploring 1031 exchanges in today’s market
[00:04:00] Jon’s due diligence process: stress-testing deals across 25+ variables
[00:09:00] What qualifies for a 1031 exchange—and how “like-kind” rules really work
[00:12:00] DSTs vs. syndications: key differences in tax treatment and ownership
[00:15:00] Why the typical DST investor is 75 years old—and how these tools simplify life
[00:17:00] Using DSTs to handle partial exchanges and leftover “boot”
[00:21:00] Understanding the real return on appreciated properties—especially in high-cost markets
[00:26:00] Advanced strategy: what is a 721 exchange, and how does it tie into REITs?
[00:30:00] Why DSTs are powerful estate planning tools—even without a REIT exit
[00:36:00] The #1 wealth transfer mistake Jon sees: adding children to title too early
[00:38:00] How JRW collaborates with CPAs, financial advisors, and estate attorneys
 Key Takeaways:
A DST offers fractional ownership of large-scale, professionally managed properties while preserving 1031 eligibility.
For many older investors, the greatest value isn’t tax savings—it’s freedom from management and simplifying the estate.
REIT exits via 721 exchanges can provide posthumous liquidity and clean distribution to heirs, but not all DSTs offer this option.
Never put your children on title prematurely—it could eliminate the step-up in basis and cost them dearly in capital gains.
Advisors should coordinate early with clients to structure real estate exits in a way that aligns with the estate plan.
 Connect with Jon Taylor & JRW Investments: Email: jTaylor@jrw.com Phone: (440) 463-0128 Website: https://www.jrw.com
 
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