1031 Exchange Timeline Calculator

Enter your relinquished closing date. We'll calculate your 45-day identification deadline and 180-day close deadline.

Day 45 — Identification Deadline

Written identification of replacement property must be delivered to your QI by this date. Three options: 3-Property Rule, 200% Rule, or 95% Rule.

Day 180 — Exchange Close Deadline

Replacement property must close by this date. NO extensions allowed. If you miss it by 1 day, exchange fails and full capital gains owed.

Tax Filing Reminder

If your tax return is due before Day 180, you must either file an extension or close earlier. Otherwise the exchange may be considered abandoned.

The Two Hard Deadlines

IRS Section 1031 like-kind exchange has two non-negotiable deadlines, both starting from the day your relinquished property closes.

45 calendar days to identify replacement property in writing to your Qualified Intermediary. Weekends and holidays count. No extensions.

180 calendar days to close on replacement property. No extensions. If your tax return is due before day 180, you must file an extension or you forfeit the remaining time.

What Happens if You Miss a Deadline?

The exchange fails. The full capital gains tax becomes due in the year of the relinquished sale. There are no exceptions, no force-majeure relief, and no IRS appeals process for missing deadlines.

Best Practices

Identify backup replacement properties at the 30-day mark. Engage a Qualified Intermediary BEFORE closing the relinquished property — you cannot touch the sale proceeds. Plan for inspection and financing on the replacement to fit in 90–120 days, not 180.

Coordinating a 1031 in NY?

Nitin Gadura coordinates 1031 exchanges with Queens-experienced QIs.

📞 (917) 705-0132