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1031 Exchange Deadline Calculator

Calculate the 45-day identification and 180-day exchange deadlines from your relinquished property closing date.

Free tool · 45-day identification deadline · 180-day exchange deadline

Your numbers

1031 Exchange Deadlines

To the 45-day identification deadline

45 days left

Mon, Dec 28, 2026 · Track closely

  • 45-day identification deadlineMon, Dec 28, 2026
  • 180-day exchange deadlineWed, May 12, 2027
  • Governing deadline180-day deadline
  • Governing dateWed, May 12, 2027
Days remaining
45
Status
Track closely
Identify by date
Dec 28
Close by date
May 12

Both deadlines are fixed by federal statute and are not extended for weekends, holidays or disasters unless the IRS issues specific relief. Not tax advice.

Days remaining45 days left
FAQ’s

Frequently Asked Questions

How the 1031 deadlines work

45-day identification deadline
Replacement property must be identified in writing within 45 days of closing on the relinquished property. It is the first deadline to track.
180-day exchange deadline
The replacement purchase must be completed within 180 days of the relinquished property closing, or by the tax return due date if that comes first.
Why the tax return date matters
A return due date, with extensions, that falls before day 180 shortens the exchange period. The calculator shows which date governs.
Weekends and holidays
Both deadlines run in calendar days. They do not move for weekends or holidays unless the IRS grants specific relief, such as after a declared disaster.
Why deadline tracking matters
Missing either deadline generally disqualifies the exchange and can make the gain taxable, so the identification and exchange dates are tracked separately, to the day.
Not tax advice
This is a deadline-planning tool. Confirm your transaction-specific deadlines with a qualified tax professional or intermediary before relying on them.

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