The two dates that make or break an exchange

1031 Exchange Deadline Calculator

Enter the day your sale closes. You get exactly 45 calendar days to name your new property in writing and 180 calendar days to finish buying it. Weekends and holidays count — there are no extensions.

Your Closing Date

How the deadlines work

Both clocks start on the day your sale closes and run at the same time — the 180 days are not added after the 45. If you use all 45 days to pick a property, you have 135 days left to close on it.

  • Day 45 — identification. You must name your replacement property (or a short list of candidates) in a signed letter to your qualified intermediary. The identification rules limit how many properties you can list.
  • Day 180 — purchase. You must own the new property by day 180 or by the due date of your tax return for the year you sold, whichever comes first. Sell late in the year and you may need to file a tax extension to get your full 180 days.
No mercy rule If day 45 or day 180 lands on a Saturday, Sunday, or holiday, the deadline does not move. The calculator flags weekend deadlines so you can plan to act early.
See how much tax you could postpone →Run the full 1031 exchange calculator with your sale numbers

Common Questions

Do weekends and holidays count toward the 45 and 180 days?

Yes. Both deadlines are counted in calendar days, and neither one moves if it lands on a weekend or holiday. Plan to act a few days early.

Can I get an extension on the deadlines?

No. The IRS does not grant extensions for individual exchanges. The only exception is a federally declared disaster affecting your exchange, which can trigger official relief.

Why might I get less than 180 days?

The purchase deadline is 180 days or the due date of your tax return for the year of the sale, whichever comes first. If you close a sale in November or December, file an extension for your return so you keep the full 180 days.

Keep Reading

The Full Exchange TimelineEverything that happens between listing and closing, in order.The Identification RulesHow many properties you can name — the 3-property, 200%, and 95% rules.What If the Exchange Fails?What happens to your money and your taxes if you miss a deadline.