The 45-Day and 180-Day 1031 Exchange Deadlines
A 1031 exchange gives you two hard deadlines, and neither can be extended: not for weekends, not for holidays, not even for a deal that fell apart at the last minute. Miss either one and the entire exchange fails, with the full capital gains tax due. Here's exactly how each deadline works.
The 45-Day Identification Period
From the day you close the sale of your relinquished property, you have 45 days to identify your replacement property (or properties) in a written, signed statement delivered to your Qualified Intermediary.
The count starts the day after closing. If you close on June 1, your 45th day is July 16. Identification isn't a casual mention to your agent; it must be in writing and in the QI's hands before midnight of the 45th day.
Most investors identify multiple backup properties during this window. Once the clock hits day 45, your list is locked.
The 180-Day Closing Period
You must close on your replacement property within 180 days of closing the relinquished property, or by your tax return due date for the year of the sale, whichever comes earlier.
Example: You close on June 1, so your 180-day deadline is November 28, comfortably inside the same tax year, and your April 15 tax deadline is never a factor.
The cap only matters for late-year sales. The tax return for the year of the sale is due the following April 15, so if you close on October 18 or later, your 180-day window would run past that April 15. In that case, April 15 (not day 180) is your real closing deadline, unless you file a tax return extension, which pushes the cap back and preserves the full 180 days.
Never miss a 1031 deadline
1031 Tracker Pro™ counts down the 45-day and 180-day deadlines for every exchange automatically, with email alerts before time runs out.
How to count the days correctly
- Both deadlines start the day after the relinquished property closes; closing day itself is day zero
- Every day counts: weekends and holidays are included in the count
- If a deadline lands on a weekend or holiday, there is no extension. Identification or closing must be completed by that calendar date.
- The 180-day deadline is capped by your tax return due date unless you file an extension
A missed deadline cannot be fixed after the fact. The IRS grants no extensions for either period. If day 45 passes without written identification, or day 180 without closing, the exchange is disqualified and the sale is taxed as a normal disposition.
Never miss a 1031 deadline
1031 Tracker Pro™ counts down the 45-day and 180-day deadlines for every exchange automatically, with email alerts before time runs out.