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1031 Timeline Calculator
By Priya Raman, policy and tax writer
Pick a closing date and this tool counts forward two fixed windows: when your written property list is due, and when the purchase has to close.
Pick a closing date and this tool counts forward two fixed windows: when your written property list is due, and when the purchase has to close.
Calendar days, not business days. Confirm with your intermediary before relying on this.
The actual closing date on the relinquished property, not the contract date. Enter the date title transfers and this tool counts forward from there.
No. Both the 45-day and 180-day counts use calendar days, not business days, so weekends and holidays count and there is no rollover to the next business day.
No. Identification has to be in writing, signed, and delivered to your qualified intermediary before midnight on day 45. A phone call is not sufficient.
You close by whichever comes first: 180 calendar days after the sale, or your federal return due date for that tax year. A late-year sale can make the return date the tighter constraint.
Occasionally. The IRS has extended both deadlines for taxpayers in federally declared disaster areas in the past, but that relief is announced case by case and isn't something to plan around in advance.
Section 1031 timing runs on two fixed counts from a single trigger: the day title transfers on the property you sold. Forty-five days to put a replacement list in writing, one hundred eighty days to close on it. Both counts include weekends, holidays, and anything else on the calendar. Nothing pauses them.
The three-property rule lets you name up to three candidates regardless of value, which is the standard way to keep options open if a deal falls through mid-window. Once your targets are set, the 1031 exchange calculator prices out the actual trade.
| Deadline | Days from closing |
|---|---|
| Written identification of replacement property | 45 calendar days |
| Close on the replacement property | 180 calendar days |
Once your dates are set, size the trade itself or check the without-exchange comparison.