1031 Exchange Deadline Calculator
The 45-day identification and 180-day exchange deadlines from your closing date.
Your numbers
To the 45-day identification deadline
45 days left
Thu, Nov 12, 2026 · Track closely
- 45-day identification deadlineThu, Nov 12, 2026
- 180-day exchange deadlineSat, Mar 27, 2027
- Governing deadline180-day deadline
- Governing dateSat, Mar 27, 2027
- Days left
- 45
- Status
- Track closely
- Identify by
- Nov 12
- Close by
- Mar 27
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.
Frequently asked questions
What are the 1031 exchange deadlines?+
You must identify replacement property within 45 days of closing on the property you sold, and complete the purchase within 180 days of that closing - or by your tax return due date if that comes first.
Do the deadlines move for weekends or holidays?+
No. Both run in calendar days from the closing date and are not extended for weekends or holidays, unless the IRS grants specific relief such as after a declared disaster.
Can the tax return date shorten my exchange period?+
Yes. If your return, with extensions, is due before day 180, the exchange must be completed by then. Enter that date and the calculator shows whichever deadline governs.
The two 1031 clocks
- 45 days to identify
- Replacement property must be identified in writing within 45 days of closing on the property you sold.
- 180 days to close
- The replacement purchase must be completed within 180 days of that closing, or by your return due date if sooner.
- No extensions
- Missing either date generally disqualifies the exchange and makes the gain taxable, so both are tracked to the day.