Enter the closing date on the property you sold (your relinquished property). We'll compute both IRS deadlines instantly.
Day 45 — Identification deadline
Sunday, August 30, 2026
45 days remaining
By midnight of this date you must formally identify replacement property (up to 3 properties, or more under 200%/95% rules).
Day 180 — Replacement deadline
Tuesday, January 12, 2027
180 days remaining
You must close on identified replacement property by this date (or earlier if your tax return due date comes first).
Both deadlines are calendar days — weekends and holidays do not extend them. The clock starts the day after closing on the relinquished property.
How a Section 1031 exchange works
A 1031 like-kind exchange lets you defer capital gains tax when you sell investment or business real estate, provided you reinvest the proceeds into another qualifying property within strict deadlines.
The two IRS deadlines
45-Day Identification Period. You have 45 calendar days from closing to identify replacement property in writing to your Qualified Intermediary.
180-Day Exchange Period. You must close on the replacement property within 180 calendar days of the original sale — or by your tax return due date (including extensions), whichever comes first.
Identification rules
Three-Property Rule: Identify up to 3 properties, no value limit.
200% Rule: Identify any number, but total FMV can't exceed 200% of the relinquished property's value.
95% Rule: Exceed the 200% cap only if you close on at least 95% of identified value.
Not tax advice. 1031 exchanges have strict requirements around qualified intermediaries, like-kind property, boot, and related-party rules. Always work with a qualified intermediary and CPA.
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