45/180-Day Exchange Deadline Calculator
A §1031 exchange gives you 45 calendar days to identify replacement property and 180 calendar days to close on it. Both clocks start the day after your relinquished sale closes and run at the same time — this is not 45 days and then 180 more. Neither deadline moves for a weekend or a public holiday, and neither can be extended.
Your result
45-day identification deadline
Identify your replacement property in writing to your qualified intermediary. The list must be signed and delivered by the end of this day.
September 25, 2026
Day of the exchange period
Day 0 of 45
180-day exchange deadline
Close on the replacement property you identified. Both periods run from the same closing date, concurrently — this is not 45 plus 180.
February 7, 2027
Day of the exchange period
Day 0 of 180
Falls on a weekend
The deadline does not move to the next business day.
Yes
An .ics file with both dates and reminders a week and a fortnight ahead. Opens in Apple Calendar, Google Calendar and Outlook.
Want the detail?
A dated timeline of both periods, what each deadline actually requires, the rules on revoking and re-identifying, and your tax-year position.
Your identification has to be delivered in writing to a qualified intermediary, and the intermediary has to be engaged before your sale closes. We can introduce one.
Your result above is complete and stays on the page whether or not you fill this in.
When are my 45-day and 180-day 1031 exchange deadlines?
Your two deadlines from your closing date, with a calendar file to download.
Now find the property
- Browse exchange-ready propertyEvery listing shows how it fits an exchange of your size, so you are not working it out one property at a time.
- Post what you are looking forInside 45 days, waiting for the right listing to appear is not a plan. Tell sellers what you need and let them come to you.
- Track this exchange properlyRecord the closing date once and get the countdown on your dashboard, with reminders before each deadline.