Investor Tools
1031 Exchange Timeline Calculator
Enter the date you sold (or plan to sell) your relinquished property. We'll calculate your exact 45-day identification and 180-day closing deadlines — along with days remaining and a status indicator.
Identification Deadline
Friday, June 5, 2026
45 days
remaining
You must formally identify up to 3 potential replacement properties (or more under the 200% rule) in writing to your qualified intermediary by this date.
Closing Deadline
Sunday, October 18, 2026
180 days
remaining
You must close on one or more of your identified replacement properties by this date. Missing this deadline triggers full capital gains tax recognition.
Your Exchange Timeline
Day 0
Sale Closes
Apr 21
Day 45
Identify
Jun 5
Day 180
Close
Oct 18
3-Property Rule
You may identify up to 3 replacement properties regardless of value.
200% Rule
You may identify more than 3 if the combined FMV doesn't exceed 200% of the relinquished property's value.
95% Rule
You may identify any number of properties if you close on at least 95% of the combined value.
Critical Reminders
- • Both deadlines are calendar days, not business days. Weekends and holidays don't extend them.
- • You must engage a Qualified Intermediary (QI) before closing the relinquished property sale.
- • You cannot take constructive receipt of the sale proceeds at any point.
- • If the 180th day falls after your tax return due date (including extensions), the deadline is the earlier of the two.
How the 1031 Timeline Works
Section 1031 of the Internal Revenue Code allows investors to defer capital gains taxes on the sale of investment real estate — if the proceeds are reinvested into "like-kind" property within strict IRS deadlines.
Both clocks start on the day your sale closes and run concurrently. The 45-day identification period ends first; the 180-day closing period is the outer bound. Neither can be extended for weekends, holidays, or most emergencies.
45-Day Identification
You must identify up to 3 potential replacement properties in writing to your qualified intermediary within 45 calendar days. Identification must be specific — address, legal description, or other unambiguous description.
Tip: Start identifying potential replacements before you close the relinquished sale. 45 days goes fast.
180-Day Closing
You must close on one or more of your identified replacement properties by the 180th day. The exchange fails if you miss this deadline — full capital gains tax is owed in the current tax year.
Tip:Negotiate long due diligence periods in your replacement property contracts so the seller doesn't back out mid-exchange.
Before the Clock Starts
Set up your exchange properly before closing the relinquished sale:
- Engage a Qualified Intermediary (QI) — required by IRS
- Amend the sale contract to include 1031 cooperation language
- Start identifying replacement properties
- Notify your CPA and real estate attorney
- Line up financing for the replacement property
Disclaimer: This calculator provides timeline estimates for educational purposes only and does not constitute tax or legal advice. Section 1031 rules are complex and subject to change. Always consult with a qualified CPA, tax attorney, and qualified intermediary before executing a 1031 exchange. MaxLife Development is not a qualified intermediary and does not provide tax or legal advice.
Need a Replacement Property?
MaxLife Development sources NNN investment properties and commercial real estate across Florida. We've helped dozens of 1031 exchange buyers identify and close replacement properties within the 45-day window.