Calculator
1031 Exchange Deadline Calculator
The 45-day and 180-day windows are calendar days, not business days, and they generally do not extend for weekends or holidays. Confirm every date with your qualified intermediary and CPA.
The sequence
Step 1
Before closing
Exchange documents must be in place and a qualified intermediary engaged before the relinquished property closes. After closing is too late.
Step 2
Day 0
The relinquished property closes. Sale proceeds go to the qualified intermediary, not to you.
Step 3
Day 45
Identification of replacement property must be delivered in writing, in the manner the regulations require.
Step 4
Day 180
The exchange must be completed by acquiring identified replacement property.
Step 5
Tax return
If the return for the year of transfer is due earlier than day 180, that date can control unless the return is extended.
Deadlines are why exchanges get coordinated early.
Identifying suitable replacement property inside 45 days is the part that surprises people. Starting the search before the relinquished property closes is usually the difference.