Free Tool

Free 1031 Exchange Timer & Deadline Calculator

Enter your sale date and see a live countdown to both hard deadlines — the 45-day identification window and the 180-day closing window. Color-coded urgency so you know exactly how much time remains.

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Enter Your Sale Details

The date you transferred title of the relinquished property.

The property you sold (optional — for your reference).

The property you are identifying or have identified (optional).

Understanding the Color Codes

Each deadline card is color-coded to reflect urgency. Take these thresholds seriously — 1031 deadlines are among the strictest in the tax code.

On Track

More than 30 days remaining

Plenty of time — but do not let comfort breed complacency. Have your QI engaged and property candidates identified.

Act Soon

15–30 days remaining

Identification or closing should already be in progress. Confirm written identification is ready and your QI has all paperwork.

Urgent

Fewer than 15 days remaining

Contact your QI and real estate attorney immediately. Missing the deadline by even one day terminates the exchange.

Expired

Deadline has passed

The exchange has likely been disqualified. Consult a tax professional immediately to assess your options.

1031 Exchange Deadline Rules — Quick Reference

Deadline Days From What Must Happen Authority
Identification 45 Sale of relinquished property Written identification of replacement property delivered to QI or other party Temp. Reg. §1.1031(k)-1(b)
Closing 180 Sale of relinquished property Take title to replacement property (earlier of 180 days OR tax return due date) Temp. Reg. §1.1031(k)-1(d)

This table is a summary for informational purposes. IRS regulations and case law govern — consult a qualified tax professional before relying on any calculator for compliance decisions.

Frequently Asked Questions

What is a 1031 exchange and why do deadlines matter?
A 1031 exchange (IRC §1031) lets real estate investors defer capital gains taxes when they sell an investment property and replace it with a like-kind property. To qualify, two hard deadlines apply: you must identify replacement property within 45 days of the sale, and you must close on it within 180 days. Missing either deadline disqualifies the exchange and the full gain becomes immediately taxable.
What does the 45-day identification rule require?
Within 45 calendar days of the date you transfer (sell) the relinquished property, you must identify potential replacement properties in a signed written document delivered to a party to the exchange — typically your qualified intermediary (QI). The IRS allows three identification methods: the Three-Property Rule (up to 3 properties regardless of value), the 200% Rule (any number of properties whose total FMV does not exceed 200% of the relinquished property), or the 95% Exception.
What is the 180-day closing deadline exactly?
You must receive (take title to) the replacement property within 180 calendar days of the sale of the relinquished property, OR by the due date (including extensions) of your federal income tax return for the tax year of the sale — whichever is earlier. If you sell in the fourth quarter of the year and your return is due before the 180-day window closes, the return due date controls. This tool calculates the 180-day date only; consult your CPA for the return-due-date comparison.
Can weekends and holidays extend the deadlines?
No. The 45-day and 180-day deadlines are strict calendar day counts with no extensions for weekends or holidays. The IRS has historically been unforgiving about these deadlines — even one day late disqualifies the exchange.
What is a Qualified Intermediary and do I need one?
A Qualified Intermediary (QI) — also called an exchange accommodator or facilitator — is a third party who holds the proceeds from your sale and facilitates the exchange. Using a QI is required for a deferred (forward) 1031 exchange under the safe harbor rules. Your attorney, accountant, agent, or family members cannot serve as your QI.
Does the timer account for my tax return due date?
The timer shows the 180-calendar-day deadline only. It does not calculate the return due date comparison because that depends on your filing status, extensions filed, and fiscal year. Your QI and CPA must confirm your actual binding deadline before relying on any calculator for compliance decisions.
Does REPSShield help with 1031 exchanges?
REPSShield focuses on REP hour documentation and material participation tracking — not 1031 exchange coordination. However, since qualifying as a Real Estate Professional often makes the passive loss rules more favorable in the same tax year as a 1031 exchange, many of our users use both this timer and REPSShield in tandem during a transition.

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