Like Kind Exchange Timeline Calculator

1031 has strict deadlines. This calculator tracks the 45/180 day clock.

Days since sale

Candidates identified

Replacements acquired

Days to 45-day deadline

Days to 180-day deadline

150

Status

ON TRACK

How the math works

Days to 45-day = max(0, 45 − days since sale). Same for 180-day.

Build a 21-day identification safety buffer. Waiting until day 44 to submit the 45-day ID is unnecessary stress — most successful exchanges identify 2-3 candidates by day 30 and lock the final choice by day 40. Last-minute identifications fail at 2-3x the rate of buffered ones.

How to Use

Enter days since relinquished closing.
Enter candidate properties identified.
Enter replacement properties acquired.
Read remaining days on each deadline.

Frequently Asked Questions

45-day rule?

Identify replacement property(ies) within 45 calendar days of relinquished sale. Three-property rule (up to 3), 200% rule (unlimited at up to 200% of relinquished value), or 95% rule. No extensions.

180-day rule?

Complete exchange within 180 calendar days of relinquished sale. Or tax return due date (with extensions), whichever earlier. Weekends/holidays don't extend. Federally declared disasters occasionally trigger extensions (rare).

If deadlines missed?

Exchange fails. Relinquished sale treated as taxable. Gain recognized. No cure available. Critical to hire experienced QI and attorney — missed deadlines are almost always attorney/QI procedural failures, rarely borrower-caused.

How often should I rerun this?

Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.