1031 Exchange Deadline Calculator
About this calculator
Free, instant, and backed by a CPA-led qualified intermediary — built to keep your exchange on schedule.
Free, instant, CPA-led QI
The tool is free, runs in your browser, and stores nothing. Behind it is Universal Pacific, a qualified intermediary led by a CPA. We hold your exchange funds, prepare the documents, and keep your 45- and 180-day deadlines on the calendar so nothing slips.
What the calculator tells you
Enter one date and get the three milestones that govern your exchange: Day 0 (your sale closes), Day 45 (identify replacement property in writing), and Day 180 (close on it) — each with the exact date, day of the week, and days remaining.
How the deadlines work
Both are fixed calendar days from your closing date — no extensions for weekends or holidays.
Identification period
From your closing date you have 45 calendar days to identify replacement property in writing, signed and delivered to your qualified intermediary. Most investors use the three-property rule or the 200% rule. After Day 45 your choices are locked.
Exchange period
You have 180 calendar days from the same closing date to take title to one or more identified properties — or the due date of your tax return for that year, whichever is earlier. A late-year sale may need a filing extension to keep the full window.
How it works
Five steps from sale to a completed, tax-deferred exchange.
Enter closing date
Add the date your sale closes or is scheduled to close.
Get your deadlines
See your Day 45 and Day 180 dates instantly.
Identify property
Name replacement property in writing before Day 45.
Close the deal
Take title to the replacement property before Day 180.
Work with a QI
Engage a qualified intermediary before you close.
Frequently asked questions
The most common questions about 1031 exchange timing.
When does the 1031 exchange clock start?
Both deadlines start the day the property you are selling transfers to the buyer, which is normally your closing date. That date is Day 0, and the 45 and 180 days count forward from there.
Can the 45-day or 180-day deadline be extended?
No. They are set by IRS Section 1031 and do not move for ordinary reasons such as financing delays. The one exception is a federally declared disaster, where the IRS may postpone deadlines by official notice.
Do weekends and holidays count?
Yes. These are straight calendar days. A deadline that lands on a weekend or holiday does not roll to the next business day, so plan to be done early.
What happens if I miss a deadline?
The exchange is disqualified and the sale becomes taxable for that year — capital gains tax, depreciation recapture, and any state tax all come due.
How many properties can I identify?
Up to three of any value (the three-property rule), or any number whose combined value is within 200% of what you sold (the 200% rule). The list must be in writing and delivered to your QI by Day 45.
Does a late-in-the-year sale affect my 180 days?
It can. Because the period ends on the earlier of Day 180 or your tax-return due date, a sale after mid-October may need a filing extension to preserve the full 180 days. The calculator flags this for you.
Start your exchange with time on your side
The earlier you involve a qualified intermediary, the more room you have inside the 45-day window. Universal Pacific sets up your exchange, holds the funds, and tracks every deadline with you.
Contact our team