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Text1031 exchange timeline calculator
Enter your sale closing date to see your identification and closing deadlines, and how many days you have left.
Identify by Fri, Dec 18, 2026. Close by Sun, May 2, 2027.Full result
Your result
Day 180 falls after Thu, Apr 15, 2027. The exchange period ends on your tax return due date unless you file an extension, so ask your tax advisor.
Calendar days, weekends and holidays included. A planning aid, not tax advice. Confirm every date with your qualified intermediary.
Two deadlines, one clock.
A 1031 exchange runs on two deadlines that start the day your sale closes: 45 days to identify replacement properties in writing, and 180 days to close on the replacement (or your tax return due date, if that comes first). Both run in calendar days, including weekends and holidays, and both run at the same time: the 45 days count toward the 180. Talk to your tax advisor or a qualified intermediary before you sell.
Pick your closing date and the calculator counts both deadlines forward, then shows how many days are left on each. If you are already mid-exchange, enter your real sale date and it will show where you stand today, or that a deadline has passed. It is a planning aid, not tax advice.
The 45-day step is where most of the pressure sits. You have to identify the replacement in writing, signed, and deliver it to a party involved in the exchange, usually your qualified intermediary. Most investors use the three-property rule: name up to three properties of any value, then buy at least one. Above three, the 200 percent rule caps the combined value of everything you name at twice what you sold, and a smaller set of exceptions applies past that.
The 180-day clock has one trap that catches people. The exchange period ends on the earlier of day 180 or the due date of your tax return for the year of the sale, including extensions. Sell late in the year and day 180 can land after April 15, so the calculator flags that case. Filing an extension usually keeps the full 180 days, but that is a question for your tax advisor.
Two more points to raise early. You need a qualified intermediary in place before the sale closes, because taking the proceeds yourself generally ends the exchange. And both properties must be real property held for investment or business use, so a home you live in does not qualify.
The hard part is usually finding the replacement in time. If you plan to buy on the coast, start the search before you sell, and check what each building allows before you name it, because rental rules decide what the property can earn.
- Sale dateDay zero. Both deadlines count from here.
- Identification45 days to name replacement properties in writing.
- Closing180 days to close on the replacement.
1031 timeline questions.
Short answers here. Anything longer belongs in a guide, linked below.
Is this tax advice?
No. It is a planning aid. Confirm every date with your qualified intermediary and tax advisor.
Do weekends and holidays count?
Yes. Both deadlines run in calendar days, and the IRS does not extend them for weekends or holidays. Confirm your dates with your tax advisor or a qualified intermediary.
Can The SIR Group help find a replacement property?
Yes. Brandon is a licensed broker who is starting to work with 1031 and condo-hotel buyers, including people already mid-exchange. He can line up options on the coast, including properties The SIR Group can manage after you buy.
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An hour with Brandon, in person, by phone or by video. Bring your current statement. No pressure, just service.