1031 Exchange Deadline Calculator
Enter the closing date of the property you sold and see your exact 45-day identification deadline and 180-day closing deadline — the two dates that make or break every 1031 exchange.
The Two Deadlines That Rule Every Exchange
From the day your sale closes, two clocks start ticking simultaneously — and neither one stops for weekends, holidays, financing delays, or deals that fall apart.
Day 45: Written Identification
You must deliver a written, signed list of potential replacement properties to your Qualified Intermediary by midnight of the 45th day. Most investors use the three-property rule — and the smartest ones name a Delaware Statutory Trust as a backup, because a DST can close in days if the primary property falls through.
Day 180: Close on the Replacement
Your purchase of one or more identified properties must be complete — deed recorded, funds transferred — by day 180, or by your tax-return due date if that comes first. Late-year sellers: file an extension to protect your full exchange window.
For the full rules — including the three-property, 200%, and 95% identification rules — read our complete 1031 exchange timeline guide.
Running Out of Time?
If your deadline is close and you don't have a replacement property locked in, a DST may be the fastest path to saving your exchange — DSTs are pre-packaged, pre-financed, and can typically close in 3–5 business days. Learn what happens if an exchange fails and the rescue options available before it does.
Frequently Asked Questions
How are the 45-day and 180-day deadlines counted?
Both deadlines are counted in calendar days from the closing date of the property you sold. Weekends and holidays count, and neither deadline rolls forward if it lands on one. Written identification of replacement property must reach your Qualified Intermediary by midnight of day 45, and your replacement purchase must close by day 180.
Can 1031 exchange deadlines be extended?
No. The 45-day and 180-day deadlines are fixed by IRS regulation and cannot be extended for any personal reason. The only exception is federally declared disaster relief, which occasionally postpones deadlines for affected taxpayers.
Why might I get less than 180 days?
Your exchange period ends at the earlier of 180 days or the due date of your tax return for the year you sold (typically April 15). If you close late in the year, day 180 falls after April 15 — so you must file an extension (IRS Form 4868) to receive your full 180 days.
What happens if I miss the 45-day identification deadline?
If no written identification is delivered to your Qualified Intermediary by day 45, the exchange fails and your sale becomes taxable. Before the deadline passes, many investors name a Delaware Statutory Trust (DST) as a backup on their identification list, because DSTs are pre-packaged and can close in days.