1031 exchange deadline calculator: Day 45 and Day 180
Enter the date your old property closed. You get your Day 45 identification deadline and your Day 180 closing deadline, with a check for the tax-return rule that can cut the 180 days short.
Your 180 days can end early if your tax return for the year of the sale is due first. File an extension to keep the full 180 days. See 1031 exchange disaster extensions for when deadlines can move.
A weekend or holiday doesn't extend either deadline.
Due date shown for individual filers; confirm yours with your QI.
How the 1031 deadlines work
Both clocks start the day after your sale closes. By Day 45 you must name your replacement property in writing to your Qualified Intermediary. By Day 180 you must close on it. If your tax return for the year of the sale is due before Day 180, that due date is your deadline instead, unless you file an extension. For the identification rules, see the 45-day identification guide.
FAQ
When does the 45-day identification period start?
Day 1 is the day after your sale (relinquished property) closes. Day 45 is 45 calendar days later. You must identify replacement property in writing by midnight that day.
Does a weekend or holiday extend the 45-day or 180-day deadline?
No. Both deadlines are calendar days. If Day 45 or Day 180 lands on a weekend or holiday, the deadline stays the same, so plan to finish early.
Can my tax return shorten the 180-day exchange period?
Yes. You must close by Day 180 or the due date of your tax return for the year of the sale, whichever comes first. If the return is due first, file an extension to keep the full 180 days.
Do the 45 days and 180 days run at the same time?
Yes. Both clocks start the day after closing. The 45 days are part of the 180 days, not added to them.
Educational estimate only. Not tax, legal, or investment advice. Confirm your numbers and deadlines with your CPA and Qualified Intermediary.