1031 Exchanges
1031 Timeline Calculator
Enter your relinquished-property closing date to estimate your key 1031 deadlines.
1031 Timeline Calculator
Enter your relinquished-property closing date to estimate your 45-day identification and 180-day completion deadlines.
How the 1031 timeline works
A 1031 exchange lets you defer capital gains tax when you sell an investment property and reinvest in a like-kind one. Two deadlines make or break it, and they both start the day you close on the property you are selling:
- 45-day identification. You have 45 calendar days to identify your replacement property in writing. Miss it and the exchange fails.
- 180-day completion. You have 180 calendar days from the same start date to close on the replacement property. This window runs at the same time as the 45 days, not after it.
Enter your closing date above and the calculator marks both dates on the calendar so you can plan backward from them. These are estimates for general planning. They are not tax or legal advice, and your exact dates should be confirmed with your CPA or attorney.
Where a qualified intermediary fits
The piece investors miss is that you cannot touch the sale proceeds yourself. To defer the tax, the funds have to pass through a qualified intermediary who holds them between the two closings and prepares the exchange documents. We act as the qualified intermediary for Texas exchanges, including reverse and construction exchanges, at a price well below what the national companies charge. Start early, because the 45 days move quickly. Learn more about our 1031 exchange services or talk with our team.
1031 exchange timeline FAQs
When does the 1031 clock start?
It starts the day you close on the sale of your relinquished property, which is the day the transfer happens. That date is day zero. The 45-day identification window and the 180-day completion window both run from it, at the same time, not one after the other.
Are the 45 and 180 days calendar days or business days?
Calendar days. Weekends and holidays count, and the deadlines do not move just because they land on one. There is no routine extension, so it is best to treat both dates as hard.
What are the property identification rules?
In writing, within 45 days, you generally identify replacement property under one of two common tests. The three property rule lets you identify up to three properties regardless of value. The 200 percent rule lets you identify any number as long as their combined value does not exceed 200 percent of what you sold. Your qualified intermediary and tax advisor will help you document this correctly.
Can the deadlines be extended?
Rarely. The main exception is a federally declared disaster, where the IRS sometimes grants relief. The 180-day period can also be cut short if your tax return for that year is due first, so many exchangers file an extension. Confirm your own dates with your CPA or attorney.
Do I need a qualified intermediary?
For a standard delayed exchange, yes. You cannot take possession of the sale proceeds and still defer the tax. A qualified intermediary holds the funds and handles the exchange documents. We provide qualified intermediary services for Texas exchanges at a price well below the national exchange companies.
Planning a 1031 exchange in Texas?
We provide qualified intermediary services well below the national companies. Talk to us before your sale closes.