Deadline calculator
Your Sale
Day 0 is the closing date of the property you're selling (or plan to sell). Results update instantly.
Want the tax math too? Use the 1031 tax savings calculator.
Your Deadlines
Pick your closing date to see your exact 45-day and 180-day deadlines.
How the 45-day and 180-day deadlines actually work
Day 0 is the closing date of your relinquished property. From that single date, two clocks run at the same time:
- Day 45 — identification deadline. By midnight of day 45 you must deliver a signed, written identification of your replacement properties to your qualified intermediary. Most investors use the 3-property rule; the 200% and 95% rules are the alternatives.
- Day 180 — exchange deadline. You must close on the replacement property by day 180. Not "be in contract" — closed, title transferred.
The periods run simultaneously, not back to back. Identifying on day 45 leaves you only 135 days to close. Full walkthrough in the 1031 exchange timeline guide.
The tax-return trap (late-year closings)
IRC §1031 gives you 180 days or until the due date of your tax return for the year of the sale — whichever comes first. Close in November and file your return in February? You just cut your own exchange period short. The fix is simple — file an extension (Form 4868) — but only if you know to do it. The calculator above flags this automatically for late-year closings.
What can't save you
Financing delays, a buyer walking, title issues, illness — none of them extend the deadlines. The only exception in practice is a federally declared disaster (Rev. Proc. 2018-58). This is why the single best predictor of a successful exchange is how early you start shopping for the replacement — ideally before you close the sale.