Enter your closing date. Get your 45-day ID deadline and 180-day closing deadline.
Educational estimate using common 2026 rates. Not tax advice.
Both deadlines run from the date you close on the sale: 45 calendar days to identify your replacement property in writing, and 180 calendar days to complete the purchase. Weekends and holidays count toward both windows. There are no extensions.
Model the full exchange with our free 1031 and capital-gains tools.
1031 timing is unforgiving by design. From the day you close on the relinquished property, the clock runs. You have 45 days to identify your replacement property in a written notice to the qualified intermediary, and 180 days to close on it. Miss either by one day and the exchange fails, the gain is fully taxable, and there is no mechanism to undo it. Weekends and holidays are not exemptions.
Experienced investors identify replacement candidates before the relinquished property closes. The three-property rule lets you name up to three properties of any value, giving you options if a deal falls through. Financing arranged before day 1 prevents the 180-day window from becoming a sprint. Run the numbers in the 1031 exchange calculator once your targets are clear.
The day you close on the relinquished property sale. That is day zero; the 45-day window opens the next morning.
You must submit a written identification of potential replacement properties to your qualified intermediary within 45 calendar days of the closing date. Verbal identification does not count.
You must close on the replacement property within 180 calendar days of the sale, or by your federal tax return due date for the year of the sale, whichever comes first. Late-year sales can make the return due date the binding constraint.
Rarely, and only in federally declared disaster situations affecting specific geographic areas. In ordinary circumstances, both deadlines are absolute.
No. Confirm your exact deadlines with your qualified intermediary before proceeding.