REALTOR® Tool

1031 Exchange Timeline

Track the two non-negotiable IRS deadlines on a like-kind exchange: the 45-day identification period and the 180-day replacement period. Both clocks start the day the relinquished property closes — and neither is extended for weekends or holidays.

Relinquished property

Closing date (Day 0)Date the sale of the relinquished property closed

Before Day 0

The exchanger must have a written exchange agreement in place with a qualified intermediary (QI)before closing. Proceeds CANNOT touch the seller's hands or the exchange is disqualified.

Identification rules (pick one)

3-property rule — identify up to 3 of any value.
200% rule — identify any number, total FMV ≤ 200% of relinquished sale price.
95% rule — identify any number, must close on 95%+ of total FMV.

Status

Identification period

Day 0Day 45Day 180

45-day ID deadline

Sun, Aug 2, 2026

in 45 days

180-day exchange deadline

Tue, Dec 15, 2026

in 180 days

Milestones

Day 0 — Relinquished closingIRS deadline
Thu, Jun 18, 2026 · today
Sale of relinquished property closes. Proceeds go to qualified intermediary — do NOT touch them.
Day 30 — Identification draft dueRecommended
Sat, Jul 18, 2026 · in 30 days
Internal milestone: have your written identification list drafted and reviewed with the QI.
Day 45 — 45-day identification deadlineIRS deadline
Sun, Aug 2, 2026 · in 45 days
Final written identification of replacement property(ies) must be delivered to the QI. No exceptions — not extended for weekends.
Day 90 — Under contract on replacementRecommended
Wed, Sep 16, 2026 · in 90 days
Internal milestone: replacement property under contract with adequate buffer to close.
Day 165 — Replacement closing bufferRecommended
Mon, Nov 30, 2026 · in 165 days
Target close date — leaves a 15-day buffer before the 180-day hard deadline.
Day 180 — 180-day exchange deadlineIRS deadline
Tue, Dec 15, 2026 · in 180 days
Replacement property MUST close. Whichever comes first: 180 days or the due date of the tax return for the year of sale (incl. extensions).

Not tax or legal advice. 1031 exchanges have strict identification rules, related-party limitations, and reporting requirements (IRS Form 8824). Engage a qualified intermediary before closing the relinquished property, and confirm timing with a CPA — the 180-day window is reduced if your tax return is due sooner (incl. extensions).