45 and 180 Day 1031 Exchange Deadline Calculator | Harv Balu
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45 and 180 Day Calculator

Use this to estimate two key 1031 exchange timing deadlines based on your sale closing date. This tool shows the 45 day identification deadline and the 180 day exchange deadline using simple calendar day counting. Always confirm your exact dates with your qualified intermediary and your tax advisor.

Enter the sale closing date

Choose the month, day, and year. Then select Get date to calculate your deadlines.

Tip: if you close late at night, confirm how your intermediary defines the closing date for counting.
Closing date selected
Relinquished property sale closing date
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Deadline results
45 day identification deadline
Ends at midnight of
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180 day exchange deadline
Ends on
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If your tax return due date including extensions is earlier than 180 days, your real deadline can be earlier. Confirm with your CPA and qualified intermediary.
How the timing works
From the closing on the sale of the relinquished property, an exchanger must:
  • Identify potential replacement properties within 45 calendar days
  • Close on replacement properties within 180 calendar days, or by the tax return due date including extensions, whichever is earlier
This calculator does not model tax return due date limits. It simply adds 45 days and 180 days to your closing date.
How the timing works
Mastering the 45 and 180 day rules. In the world of real estate investing, the 1031 Exchange is one of the most powerful tools available to build wealth. By allowing you to swap one investment property for another, you can defer capital gains taxes and keep your equity working for you.

However, the IRS is strict about how this process works. It is not an open ended transaction. It is a race against the clock.

If you are planning to sell a property and perform an exchange, you must understand two non negotiable deadlines: the Identification Period and the Exchange Period

1031 Exchange timelines

Mastering the 45 and 180 day rules. In the world of real estate investing, the 1031 Exchange is one of the most powerful tools available to build wealth. By allowing you to swap one investment property for another, you can defer capital gains taxes and keep your equity working for you.

However, the IRS is strict about how this process works. It is not an open ended transaction. It is a race against the clock.

If you are planning to sell a property and perform an exchange, you must understand two non negotiable deadlines: the Identification Period and the Exchange Period.

1. The 45 day identification rule

The clock starts ticking the day you close on the sale of your relinquished property.

From that closing date, you have exactly 45 calendar days to identify potential replacement properties.

What this means: you must formally submit a list of properties you intend to buy to your Qualified Intermediary.

The trap: this is not 45 business days. Weekends and holidays count. If the 45th day falls on a Sunday or a holiday, the deadline usually stands. Assume no grace period and confirm with your Qualified Intermediary.

2. The 180 day exchange rule

To successfully complete the tax deferral, you must close on the purchase of your new property within 180 calendar days.

What this means: you must take ownership of the replacement property you identified earlier.

The calculation: this 180 day count runs concurrently with the 45 day period. It starts on the same day you sold your original property.

Crucial warning

The deadline is 180 days or the due date of your income tax return including extensions for the year the property was sold, whichever is earlier.

Example: if you sell in December, 180 days may extend into June. If you file taxes on April 15th without an extension, your exchange deadline effectively becomes April 15th.

How to calculate your dates

  • Day 0 is the closing date of your sale
  • Day 1 is the day immediately following the closing
  • Count every single day on the calendar including weekends and holidays

Using the calculator

You can use the tool on this page to estimate these two specific dates based on your sale closing date. It serves as a helpful guide to visualize your window of opportunity.

Note: the calculator simply adds 45 and 180 days to your input date. It does not model tax return due date limits.

Final thoughts

Missing a deadline by even one day can disqualify your entire exchange, resulting in an immediate tax bill. Tools and calculators help with planning, but they are estimates. Always confirm your timeline with your qualified intermediary and your tax advisor.

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Snapshot

Enter a closing date

Closing date

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45 day deadline

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180 day deadline

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Disclaimer. This calculator is for educational and estimating purposes only. It is not tax advice, legal advice, accounting advice, or a substitute for professional guidance. 1031 exchange timing rules can be strict and can be affected by additional requirements, including the tax return due date including extensions. Always confirm deadlines, identification rules, and documentation requirements with your qualified intermediary and your tax advisor before acting. Presented by Harv Balu, REALTOR®. HarvRealtor.com.
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