Investor calculators
1031 exchange deadline calculator
Your exchange deadlines
Enter a closing date to see your 45 and 180 day deadlines.
Not tax advice. Deadlines are not extended for weekends or holidays except in limited cases such as federally declared disasters. Confirm every date with your qualified intermediary and tax advisor.
The two deadlines, in plain terms
Under Section 1031 of the Internal Revenue Code, you must identify potential replacement property in writing within 45 days of transferring the property you sold, and receive the replacement property within 180 days of that transfer, or by the due date of your tax return for that year including extensions, if that comes first. The IRS summarizes the rules in its like-kind exchange tax tips.
Both periods run at the same time, not one after the other, and both count calendar days. Missing either one can disqualify the exchange, so most investors line up candidate properties before they close the sale.
Before you sell
Line these up before closing so neither deadline catches you short.
- Engage a qualified intermediary before closing; exchange proceeds generally must not pass through your hands.
- Define your buy box early, so identification inside 45 days is a choice rather than a scramble.
- Ask your tax advisor how the identification rules apply to the number and value of properties you plan to name.
- Line up financing for the replacement property so the 180 day closing is realistic.
- Ask Marques about off-market and new construction replacement property that fits your timeline.
Not tax advice. This calculator shows calendar dates only. A 1031 exchange has requirements beyond these deadlines, and your qualified intermediary and tax advisor should confirm every date and step for your situation.
Investment disclaimer. All figures are estimates supplied by sellers and builders, are not guaranteed and may change without notice. Nothing on this site is financial, tax or legal advice. Buyers should independently verify all information before purchasing.
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