1031 exchange deadlines.
A 1031 exchange defers capital gains tax when you roll proceeds into a like-kind property — but the deadlines are unforgiving. Enter your sale closing date to get the exact 45-day and 180-day dates, plus a rough estimate of the tax you'd defer.
The clock is the hard part.
Forty-five days to identify is short if you start looking after closing. Tell me what you're selling and what you want to land in, and I'll have candidates ready before the window opens.
Estimates are for planning only and use simplified assumptions — not tax, legal, or investment advice. Verify with your lender, CPA, and a full broker analysis before acting.
Forty-five days is shorter than it sounds
The exchange timeline starts at closing on the sale, not when you begin looking. Forty-five days to formally identify replacement property, 180 days to close. Both run from the same date and neither is extendable for ordinary reasons.
The failure mode is always the same: an owner sells, then starts searching. In a market where recorded tri-county sale volume has fallen roughly 46% since 2021 there is simply less to look at than there was, and forty-five days is not enough time to find, tour, underwrite and identify from a standing start.
The fix is to run the search before you close the sale, so identification is a decision rather than a scramble.
Identification rules, and the qualified intermediary
You may identify three properties of any value, or any number whose combined value is within 200% of what you sold, or any number if you acquire 95% of what you identified. Most exchanges use the three-property rule, and identifying three real candidates rather than one plus two placeholders is what keeps you out of trouble when the first deal fails diligence.
The proceeds must never touch your hands. A qualified intermediary holds them from the moment of sale, and engaging one before closing is not optional — taking receipt of the funds ends the exchange.
I am a broker, not a CPA or a tax attorney. The structure and the tax treatment belong with them; my part is having credible replacement property lined up before the clock starts.
Common questions
When does the 45-day clock start?
At closing on the property you sold, not when you begin searching. The 180-day closing deadline runs from the same date, so the two are not sequential.
How many properties can I identify?
Three of any value, or any number whose combined value stays within 200% of what you sold, or any number if you end up acquiring 95% of the identified value. The three-property rule covers most exchanges.
Can I hold the sale proceeds myself?
No. Taking receipt of the funds ends the exchange. A qualified intermediary must hold them, and must be engaged before the sale closes.
What are the 1031 exchange deadlines?
From the day your relinquished property sale closes, you have 45 calendar days to identify potential replacement properties in writing, and 180 calendar days to close on the replacement. Both run concurrently, include weekends and holidays, and are effectively non-extendable. This calculator gives you the exact dates.
How much tax does a 1031 exchange defer?
A properly structured exchange defers federal capital gains tax, the 3.8% net investment income tax, and depreciation recapture (taxed up to 25%) on the gain — often a combined 20–30%+. This tool gives a rough estimate; your actual deferral depends on basis, depreciation taken, and your tax situation, so confirm with a CPA.
Do I need a qualified intermediary?
Yes. To qualify for 1031 treatment you cannot take receipt of the sale proceeds — a qualified intermediary (QI) must hold them and acquire the replacement property on your behalf. Line up the QI before you close the sale; it cannot be added afterward.
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