1031 exchange deadline calculator
Enter the day the property you are selling closes. The two clocks start that day.
45-day identification deadline.
The replacement property has to be named in writing by the end of
this day.
180-day exchange deadline.
The replacement property has to be acquired by the end of this
day.
Two things this arithmetic cannot know.
The 180-day date above is 180 days from closing. The deadline is that date or the due date of your tax return for the year of the sale, including extensions, whichever comes first. A sale late in the year can shorten the 180 days considerably unless the return is extended. Your tax advisor knows which date applies to you.
These deadlines do not move for weekends or public holidays. If a date lands on a Sunday, it is still that Sunday.