The day the relinquished property goes under contract
Send the client the timeline with the expected closing date, so the identification window is on everyone's calendar before it starts.
Investor tools · Deadlines
1031 deadlines from one closing date
A 1031 exchange runs on two calendar-day deadlines that don't move for weekends or holidays: 45 days to identify replacement property and 180 days to close on it. This 1031 exchange timeline calculator takes a single input, the relinquished property's closing date, and returns both deadlines and the days left from today. It's the simplest calculator in the set, and one of the most useful to investor clients.
- Included on: Brokerage plan and up
- Runs in English and Spanish
- Leads arrive with all 7 results attached
What are the 1031 exchange deadlines?
The investor has 45 calendar days after the relinquished property closes to identify replacement property in writing, and 180 calendar days (or the tax return due date for that year, if earlier) to close on it. Both run from the same closing date, and neither moves for weekends or holidays.
When you'd send it
When to put the 1031 Exchange Timeline Calculator in front of people
At closing
Rerun it with the actual closing date and share it with the client, intermediary and team. Day 0 is the recorded closing date, not the contract date.
When you're showing replacement properties
Keep 'days left to identify' in view. It's the clearest way to keep searches moving and decisions on time.
What your visitor sees
One field: the relinquished property's closing date. The investor sees the 45-day identification deadline, the 180-day exchange deadline, the Day 0 sale date, both windows, and the days left to identify and to close from today.
The lead you receiveAn investor who's already in, or about to start, an exchange
You get the closing date they entered, the 45-Day Identification Deadline, the 180-Day Exchange Deadline and the days left from today. An investor checking these dates is usually in the market for replacement property now, so respond the same day.
Follow-up that works
- Ask what they're looking for in a replacement property, and start a search at once.
- Add both deadlines to your CRM with reminders at day 30 and day 40.
- Confirm they have a qualified intermediary in place.
- What your visitor enters
- Relinquished Property Closing Date
- their input
- What they see (and what you receive)
- 45-Day Identification Deadline
- their result
- 180-Day Exchange Deadline
- their result
- Relinquished Property Sale (Day 0)
- their result
- Identification Window
- their result
- Exchange Window
- their result
- Contact and source
- Name, email, phone
- with consent
- Page and campaign
- UTM · referrer
Your identification deadline is November 29, 22 days from today. I've got three properties that fit your criteria. Can we tour two of them Saturday?
Before and after
Your page before and after this calculator
BeforeAfter
Before: Ask us about 1031 exchanges
- Investors count days by hand
- Weekends and holidays cause confusion
- Deadlines get missed
After: See your deadlines
- Both deadlines from one date
- Days left from today, always current
- Investors and agents work to the same dates
Reading the results
What each result means for your follow-up
The same figures your visitor sees arrive in your lead record. Here's how to read the ones that matter.
- 45-Day Identification Deadline
- The last day to identify replacement property in writing to the qualified intermediary. It doesn't move if it falls on a weekend or holiday.
- 180-Day Exchange Deadline
- The last day to close on the replacement property, unless the tax return due date for the year comes first. The calculator doesn't apply that limit.
- Days Left to Identify (from today)
- A live countdown. It's the most useful figure for keeping a search on schedule.
What can go wrong
Mistakes that cost agents the lead
Using the contract date
Day 0 is the closing of the relinquished property, not the contract or listing date. Rerun the timeline with the actual recorded closing date.
Assuming deadlines extend
Neither deadline moves for weekends or holidays. Treat them as hard dates. Only specific IRS disaster relief can extend them.
Forgetting the tax filing limit
If the investor's tax return is due before day 180, the exchange period can end sooner unless they extend the return. Their tax adviser should check.
Inside the 1031 Exchange Timeline Calculator
What your visitor enters (1)
Exchange Timeline
- Relinquished Property Closing Date
Field names are shown as they appear in the calculator's English interface.
What they see (and what you receive) (7)
- 45-Day Identification Deadline
- 180-Day Exchange Deadline
- Relinquished Property Sale (Day 0)
- Identification Window
- Exchange Window
- Days Left to Identify (from today)
- Days Left to Close (from today)
Definitions shown in the calculator (8)
- 45-day identification period
- The window to name possible replacement properties in writing: 45 calendar days after the relinquished property closes (IRS rules, 2026). Weekends and holidays count, and the deadline does not move if it lands on one. This calculator counts forward from your closing date and shows how many days remain from today.
- 180-day exchange period
- The deadline to close on the replacement property: 180 calendar days after the relinquished property closes (IRS rules, 2026), or your tax return due date for that year if earlier. The 45-day window runs inside it, not before it. This calculator shows the 180-day date and days left; the tax-filing limit is not applied.
- Relinquished property
- The property you sell to start the exchange. Its closing date is Day 0, and both deadlines are counted from that date, not from the listing or contract date. Entering the actual recorded closing date is what makes the deadlines in this calculator line up with the ones your qualified intermediary tracks.
- Replacement property
- The like-kind property you buy to complete the exchange. It must be identified within the identification window and acquired within the exchange window. Buying a property that was not properly identified, or closing late, generally means the gain on the sale is taxed as in an ordinary sale.
- Calendar days
- Every day on the calendar, including weekends and federal holidays, with no business-day adjustment. Exchange deadlines are counted this way and are not extended when they fall on a Saturday, Sunday or holiday. This calculator counts calendar days, so a deadline shown on a weekend is the actual deadline.
- Tax-filing due date
- The due date of your federal income tax return for the year the relinquished property was sold. If that date comes before day 180, it becomes the exchange deadline unless you file an extension. This matters mostly for sales late in the year. This calculator does not apply this limit, so check it separately.
- Qualified intermediary
- An independent party that holds the sale proceeds between the sale of the old property and the purchase of the new one, and receives the written identification of replacement properties. If the seller takes control of the cash, the exchange can fail. Intermediaries track the same deadlines this calculator estimates, and their dates govern.
- 1031 exchange
- A swap of investment or business real estate for other like-kind property under Section 1031 of the Internal Revenue Code. When the rules are followed, the gain on the property sold is postponed rather than taxed in the year of sale. Missing either deadline this calculator shows generally ends the deferral.
Calculator disclaimer
Estimates only. The IRS 45-day and 180-day periods run on calendar days from the closing of the relinquished property, with no extension for weekends or holidays. The 180-day period can also be limited by your tax-filing due date. Confirm dates with a qualified intermediary.
Calculator results are estimates for illustration, not Loan Estimates, pre-approvals or offers of credit.
Terms on this page
Sources
Questions by topic
1031 Exchange Timeline Calculator: questions agents ask
How are the deadlines counted?
In calendar days from the day after the relinquished property's closing (Day 0). Day 45 is the identification deadline, and day 180 the exchange deadline. Weekends and holidays count.
Does the calculator apply the tax-return limit?
No. It shows the 180-day date. If the investor's tax return for that year is due earlier and isn't extended, the exchange period may end at the due date. Their tax adviser should confirm.
Why does 'days left' change?
It's calculated from today's date each time the calculator loads, so it always shows the time remaining now.
How many properties can an investor identify?
Common rules allow up to three properties of any value, or more under certain valuation limits. The qualified intermediary and tax adviser explain which rule fits the investor's plan.
What's my responsibility as the agent?
Helping the investor find and close on suitable property within the deadlines, and keeping everyone working to the same dates. The intermediary handles the identification notice and funds.
Can I send this to the intermediary?
Share the dates with the client and their team, but the intermediary's records govern. Use the calculator to stay aligned, not as the official record.
Which plan includes it?
The Brokerage plan, as one of the Real Estate & Pros tools, along with the 1031 exchange calculator.
Where does it fit on my site?
On investor services pages, alongside the 1031 exchange calculator, and as a direct link you text to clients when their sale closes.
Does it run in Spanish?
Yes. It runs in English and Spanish.
Pairs well with
Calculators that pair well with this one
Put the 1031 Exchange Timeline Calculator on your next listing
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