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1031 exchange timeline and replacement property deadline tools

1031 Exchange Tools

Full Deadline Calendar & Reminders

Track every calendar day of your 1031 exchange from Day 0 closing through Day 45 identification and Day 180 completion, with calendar exports and tax filing alerts.

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Your Sale

Day 0 is the closing date of the property you're selling (or plan to sell). Results update instantly.

The rules in one breath: both clocks start the day you close. Calendar days — weekends and holidays count, and neither deadline rolls forward to the next business day. There are no routine extensions; only IRS disaster relief can postpone them. Miss day 45 or day 180 and the exchange fails; the full tax is due.

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Your Deadlines

DAY 45 — IDENTIFICATION DEADLINE

Tuesday, December 22, 2026

Written ID of replacement property signed and delivered to your Qualified Intermediary by midnight.

DAY 180 — EXCHANGE DEADLINE

Thursday, May 6, 2027

Replacement property must be CLOSED and title acquired — not just under contract.

Late-year closing — the tax-return trap applies. Your 180th day (May 6, 2027) falls after the April 15 filing deadline for your 2026 return (April 15, 2027). The exchange period ends at the earlier of the two — so you must file an extension (Form 4868) before filing your return, or your deadline shrinks to your filing date.
Google Cal: Day 45Google Cal: Day 180

Your 180 days on a calendar

Nov 7, 2026 – May 6, 2027
Closing (day 0)
Identification window, days 1–45
45Day 45: identify in writing
Exchange window, days 46–180
180Day 180: replacement must close
April 15: return due

November 2026

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