1031 Exchange Timeline: Your Complete Guide to Critical Deadlines
Navigate the strict IRS deadlines with confidence. Use our interactive timeline calculator to track your 45-day identification and 180-day completion deadlines—never miss a critical date that could cost you thousands in taxes.
Calculate Your 1031 Exchange Deadlines
Enter Your Sale Details
Enter the closing date of your relinquished property sale
Timeline Tips
- Start looking for replacement properties immediately after your sale
- Identify backup properties in case your first choice falls through
- Submit your identification in writing to your QI before day 45
Important: These deadlines are strict and cannot be extended, even if they fall on weekends or holidays. Missing these deadlines will disqualify your exchange and trigger immediate tax liability.
The Complete 1031 Exchange Timeline: Step-by-Step
Day 0: Sale of Relinquished Property Closes
Your 1031 exchange timeline officially begins when you close on the sale of your original property. This is the starting point for all deadline calculations.
- Proceeds go directly to Qualified Intermediary (QI)
- Exchange agreement must be signed before closing
- Cannot receive any proceeds directly
Days 1-45: Property Identification Period
You have exactly 45 calendar days to identify potential replacement properties. This deadline is absolute—no extensions are granted for any reason.
Identification Rules (Choose One):
3-Property Rule
Identify up to 3 properties regardless of their value
200% Rule
Identify any number of properties as long as their total value doesn't exceed 200% of your sold property's value
95% Rule
Identify any number of properties of any value, but you must purchase 95% of the identified value
Critical: Identification must be in writing, signed, and delivered to your QI by midnight on day 45.
Days 46-180: Property Acquisition Period
You must close on your replacement property within 180 days of selling your original property, or by your tax return due date (including extensions), whichever comes first.
Key Requirements:
- Must purchase property previously identified
- Purchase price must be equal or greater for full tax deferral
- All exchange equity must be reinvested
- Title must be taken in same taxpayer name
Success! Once you close on your replacement property within 180 days, your exchange is complete and your capital gains taxes are successfully deferred.
Avoid These Critical Timeline Mistakes
❌ Missing the 45-Day Deadline
The #1 reason exchanges fail. Even being one day late disqualifies your entire exchange.
Solution: Set multiple reminders and submit identification early. We recommend identifying by day 40 to allow for any issues.
❌ Improper Identification Format
Verbal identification or incomplete property descriptions can invalidate your exchange.
Solution: Always provide written identification with complete property addresses and legal descriptions.
❌ Calculating Days Incorrectly
Using business days instead of calendar days, or starting from the wrong date.
Solution: Count calendar days starting from the day after closing. Use our calculator to be certain.
❌ Assuming Extensions Are Possible
There are NO extensions, even for natural disasters, holidays, or emergencies.
Solution: Plan ahead and act early. Build buffer time into your exchange timeline.
1031 Exchange Timeline: Frequently Asked Questions
What happens if the 45th day falls on a weekend or holiday?
The deadline doesn't extend. If day 45 falls on a Saturday, Sunday, or holiday, you must still identify by that date. We recommend identifying several days early to avoid any issues.
Can I change my identified properties after the 45-day deadline?
No. Once the 45-day deadline passes, your identification is locked. You cannot add, remove, or change properties. You can only purchase from the properties you identified.
What if my replacement property purchase falls through?
You can purchase any other property from your identification list. If you identified multiple properties (using the 3-property or 200% rule), you have backup options. If all identified properties become unavailable, your exchange will fail.
Do I have to use all my exchange funds?
To defer all taxes, you must: (1) purchase replacement property of equal or greater value, and (2) reinvest all equity. If you take cash out or buy down in value, you'll pay taxes on the difference (called "boot").
Can I extend the 180-day deadline?
No. The 180-day deadline is absolute with no extensions. The only exception is if your tax return is due earlier (including extensions), in which case that becomes your deadline. Most investors file for a tax extension to ensure the full 180 days.
Visual 1031 Exchange Timeline
Sale Closes
Exchange Begins
ID Deadline
Identify Properties
Purchase Deadline
Close on Replacement
Don't Risk Missing Your 1031 Exchange Deadlines
With zero room for error and no extensions, you need an experienced team to guide you through every deadline. Let our experts ensure your exchange stays on track.
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