Enter the closing date on your relinquished property and get your 45-day identification deadline and 180-day exchange deadline instantly — no email required.
This tool calculates calendar days under the standard IRC Section 1031 timeline. It's for planning purposes only and isn't tax or legal advice — confirm your exact dates with your qualified intermediary and CPA. If you need a referral to a qualified intermediary, call or text me.
From your closing date, you have 45 calendar days to formally identify replacement property in writing to your qualified intermediary. This is the deadline that trips people up — it runs out faster than it feels like it will.
You have 180 calendar days total from your closing date (not 180 days after identification) to close on the replacement property. Both clocks start on the same day and run at the same time.
Weekends and holidays count. There's no extension for a deadline that lands on a Sunday or Thanksgiving, except in rare, formally declared disaster-relief situations. Plan around the actual date this calculator gives you.
The most common way people blow the 45-day deadline is waiting until after closing to start looking at replacement options. If you know you're doing an exchange, start identifying candidates while your current sale is still under contract.
Tell me your deadline and what you're looking for, and I'll prioritize accordingly — this corridor is a common landing spot for 1031 buyers coming out of higher-cost markets.
Call (561) 637-4559