1031 Exchange Calculator

How to Use the 1031 Exchange Deadline Calculator

Enter the date the sale of your relinquished property closed. The calculator counts forward to your two IRS deadlines and shows how many days you have left for each.

• 45-day identification deadline — by midnight on day 45 you must identify, in writing, the replacement properties you might buy.
• 180-day closing deadline — you must close on the replacement property by day 180, or by the due date of your tax return for that year (including extensions) if that comes first.

Both periods start the day after the sale closes and run at the same time. The 180 days include the first 45.

Worked Example

Your sale closes on March 3. Counting 45 calendar days from that date puts the identification deadline on April 17, and 180 days puts the closing deadline on August 30.

If the sale had closed on November 15, the 180-day deadline would fall in mid-May of the next year, after the April 15 tax filing date. In that case you would need to file an extension to keep the full 180 days, or close by April 15.

Rules the Deadlines Don't Bend For

• Calendar days, not business days. If a deadline falls on a weekend or holiday, it does not move. Plan to identify and close early.
• No extensions for hardship. The IRS only extends these deadlines for federally declared disasters, so check for any relief notice if your area was affected.
• Use a qualified intermediary. You can't touch the sale proceeds. A qualified intermediary must hold the money from the sale until it is used for the replacement purchase.
• Identification must be in writing. Send it to your intermediary or the seller of the replacement property, signed and with an unambiguous description of each property.

How Many Properties You Can Identify

You must follow one of three rules:

Most investors use the three-property rule and name a primary target plus two backups.

Questions About This Calculator

Does this calculate my tax savings? No. It tracks the deadlines. To defer all the gain, you generally need to buy replacement property of equal or greater value and reinvest all the net proceeds; any cash you keep ("boot") is taxable.

What qualifies as like-kind? Since 2018, only real property held for business or investment qualifies. An apartment building can be exchanged for land, an office or a warehouse; your home and property held for resale cannot. Our 1031 exchange guide covers the full rules.

Is this tax advice? No. Deadlines are strict and the consequences of missing one are expensive, so confirm your dates with your qualified intermediary and tax adviser.