Tax-aware investing
The two 1031 deadlines, counted from the closing date
A 1031 exchange timeline calculator: investors enter the relinquished property's closing date and see the identification and exchange deadlines and how many days remain.
Included on every plan, even the free Practitioner plan. No card needed.
When are the 1031 exchange deadlines?
45 calendar days to identify, 180 to close2026 · IRS, both counted in calendar days from the closing of the property sold. Weekends and holidays count, and deadlines don't move if they fall on one. The 180-day period also ends early if the tax return due date for that year comes first, unless the return is extended.
The week a sale closes
Right after closing, the clock starts. Investors want exact dates on their calendar and a sense of how much time they have to identify replacement properties. They search immediately, often on a phone.
What the client types into a search box
“when is my 45 day deadline for a 1031 exchange”
How a client works through it
Enter the closing date
The date the relinquished property sale closes, Day 0.
See the 45-day date
The identification deadline.
See the 180-day date
The exchange completion deadline.
See days remaining
Days left from today for both deadlines.
What lands in your inbox
When a client asks your firm to review the result, the request arrives as a contact record with their inputs and results attached, by email and, on paid plans, by webhook to your CRM.
Received
The closing date tells you exactly where the client is in the process and how urgent the request is. A closing late in the year raises the return due date issue, which may require an extension.
Reading the windows
45-Day Identification Deadline and 180-Day Exchange Deadline are calendar dates. Identification Window and Exchange Window show the periods; Days Left to Identify and Days Left to Close count from today.
The 45-day window runs inside the 180-day window, not before it.
Results shown: 45-Day Identification Deadline · 180-Day Exchange Deadline · Relinquished Property Sale (Day 0) · Identification Window · Exchange Window · Days Left to Identify (from today) · Days Left to Close (from today).
Why a deadline tool brings valuable clients
Missed deadlines turn an exchange into a taxable sale. A firm that helps investors track dates, and flags the tax-return due date issue, prevents costly mistakes.
Investors who need the timeline are mid-transaction, with a large gain at stake, which makes their requests urgent and valuable.
Follow-ups this request opens
- Confirm deadlines with the qualified intermediary
- File an extension if the return is due before day 180
- Review identification rules for replacement properties
- Plan the tax reporting on Form 8824
What this calculator leaves out
- Does not apply the tax-return due date limit.
- Reverse and improvement exchanges are not modeled.
- Dates should be confirmed with the qualified intermediary.
- Disaster-related extensions are not included.
Platform disclaimer shown under the calculator: Estimates only. The IRS 45-day and 180-day periods run on calendar days from the closing of the relinquished property, with no extension for weekends or holidays. The 180-day period can also be limited by your tax-filing due date. Confirm dates with a qualified intermediary.
Compliance note for firms
Deadlines are statutory and unforgiving. When your firm confirms dates in writing, note that the qualified intermediary's records govern and flag the return due date limitation. That keeps the advice accurate under Circular 230 §10.37.
Not legal advice. See our disclaimer and the guide to compliance for client calculators.
2026 figures this page relies on
| Figure | Value | Tax year | Source |
|---|---|---|---|
| 1031 exchange identification and exchange periods | 45 calendar days to identify, 180 to close | 2026 | IRS |
The same values drive the calculator. Full list on the 2026 figures page.
Terms your client sees in the calculator
These definitions appear in the calculator's collapsible Definitions block, so clients don't have to call to ask what a label means.
- 45-day identification period
- The window to name possible replacement properties in writing: 45 calendar days after the relinquished property closes (IRS rules, 2026). Weekends and holidays count, and the deadline does not move if it lands on one. This calculator counts forward from your closing date and shows how many days remain from today.
- 180-day exchange period
- The deadline to close on the replacement property: 180 calendar days after the relinquished property closes (IRS rules, 2026), or your tax return due date for that year if earlier. The 45-day window runs inside it, not before it. This calculator shows the 180-day date and days left; the tax-filing limit is not applied.
- Relinquished property
- The property you sell to start the exchange. Its closing date is Day 0, and both deadlines are counted from that date, not from the listing or contract date. Entering the actual recorded closing date is what makes the deadlines in this calculator line up with the ones your qualified intermediary tracks.
- Replacement property
- The like-kind property you buy to complete the exchange. It must be identified within the identification window and acquired within the exchange window. Buying a property that was not properly identified, or closing late, generally means the gain on the sale is taxed as in an ordinary sale.
- Calendar days
- Every day on the calendar, including weekends and federal holidays, with no business-day adjustment. Exchange deadlines are counted this way and are not extended when they fall on a Saturday, Sunday or holiday. This calculator counts calendar days, so a deadline shown on a weekend is the actual deadline.
- Tax-filing due date
- The due date of your federal income tax return for the year the relinquished property was sold. If that date comes before day 180, it becomes the exchange deadline unless you file an extension. This matters mostly for sales late in the year. This calculator does not apply this limit, so check it separately.
In our glossary: 1031 exchange
1031 Exchange Timeline calculator: questions from firms and clients
Do weekends count?
Yes, all calendar days count, and deadlines don't move.
Can the deadlines be extended?
Generally no, except for federally declared disasters.
What if my tax return is due before day 180?
The exchange period ends on the due date unless you file an extension. Talk to your CPA.
How many properties can I identify?
Common rules allow three properties, or more under value limits. Confirm with your intermediary.
When does Day 0 start?
On the closing date of the relinquished property.
Does the 45-day window come first?
It runs within the 180-day period.
Can I calculate the tax deferred?
Use the 1031 exchange calculator.
Which plan includes it?
Every plan, including the free Practitioner plan, which runs up to 5 calculators at once alongside the other investment tools. Firm (up to 50) and Network (no cap) add webhooks and white-label. See pricing.
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