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1031 Deadline Calendar Calculator
1031 deadlines are strict — no extensions.
Days to identification deadline
59
Days to 180-day closing deadline
194
Recommended cushion (45-day from close)
30
How the math works
Identification day = sale close + 45. Closing day = sale close + 180. Aim for identification by day 30 for cushion.
Sale in 14 days: identify by day 59, close by day 194. Calendar reminders essential — no extensions allowed.
How to Use
- Enter sale close date (days from today).
- Read identification deadline and closing deadline.
Frequently Asked Questions
What are the deadlines?
45 days to identify replacement property (must be in writing to QI). 180 days to close on identified property. Both start the day after closing on relinquished property. No weekends or holidays extensions. Failed deadline = disqualified exchange = full tax due.
Identification rules?
Three-property rule: identify up to 3 properties regardless of value. 200% rule: identify more than 3 if aggregate FMV < 200% of relinquished value. 95% rule: must acquire 95% of identified value if more than 3 identified. Use 3-property rule in virtually all cases.
Cushion?
Sophisticated investors identify and go under contract by day 30 or earlier. Allows 15+ days of due diligence slack. Closing by day 150 leaves 30-day cushion. Tight timelines plus closing issues create disqualification risk — plan conservatively.
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