By Kenneth Millar, Founder and Principal Managing Partner, SREI Group · October 2026
A 1031 exchange runs on two federal deadlines that start when your sale closes: 45 days to identify replacement property and 180 days to acquire it. Enter your closing date below to see both dates, then confirm them with your Qualified Intermediary (QI) and tax advisor.
Find Your 1031 Exchange Deadlines
Day 1 is the day after your sale closed. Weekends and holidays count and do not extend either deadline.
This calculator is for illustrative and educational purposes only. Please note that neither SREI Group, Saxony Securities, nor Saxony Capital Management provides tax advice. Deadlines can differ if you sell more than one property, file on a fiscal year, or qualify for IRS disaster relief. We recommend consulting a qualified tax professional for personalized guidance.
What Is the 45-Day Identification Deadline?
You have until midnight on the 45th day after your sale closes to identify possible replacement properties. The identification must be in writing, signed by you, and delivered to your Qualified Intermediary or another person involved in the exchange who is not a disqualified party. Most investors identify under one of three rules:
- Three-property rule: identify up to three properties of any value.
- 200% rule: identify more than three properties, as long as their combined value does not exceed 200% of the value of the property you sold.
- 95% rule: identify any number of properties of any value, but you must then acquire at least 95% of the combined value you identified.
You can revoke and replace an identification in a signed writing delivered to the same person, but only before the 45 days end.
What Is the 180-Day Exchange Deadline?
You must receive your replacement property by the earlier of the 180th day after your sale closes or the due date of your federal tax return for the year of the sale, including extensions. The two periods run at the same time, so the 45 days are part of the 180, not added to them. The property you acquire must be substantially the same as the property you identified.
Do Weekends or Holidays Extend 1031 Deadlines?
No. Both periods are counted in calendar days, and a deadline that lands on a weekend or holiday stays where it is. The main exception is relief the IRS announces for taxpayers affected by a federally declared disaster, which can postpone these deadlines in specific cases.
When Can My Tax Return Due Date Cut the 180 Days Short?
For calendar-year individuals, a sale that closes in mid-October or later has a 180th day that falls after the April 15 return due date. Unless you file an extension, the exchange period ends on the due date instead, which can cost you weeks. An extension, filed on time, generally restores the full 180 days. Your tax advisor can confirm the right approach for your return.
What Happens If I Sell More Than One Property?
When an exchange includes more than one relinquished property, both periods start on the date the first property transfers. Planning the closing dates together can give you more time to identify and acquire replacement property.
How Can a DST Fit Into a 1031 Timeline?
Some investors identify an interest in a Delaware Statutory Trust (DST) as their replacement property, or as a backup if a direct purchase falls through. DST offerings are already structured, which can make them easier to close within the exchange period. DST offerings are available only to accredited investors, they can fill before you invest, and each carries its own risks, including illiquidity and the potential loss of principal, so review the offering documents before identifying one.
Frequently Asked Questions
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When does the 45-day clock start in a 1031 exchange?
The clock starts when your relinquished property transfers, which is usually the closing date of your sale. The day after closing counts as Day 1, and the identification period ends at midnight on Day 45.
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Can I change the properties I identified?
Yes, but only before the 45-day period ends. You revoke an identification with a signed writing delivered to the same person who received it, and you can identify new properties in the same way. After Day 45, the list is final.
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What happens if I miss a 1031 deadline?
If you do not identify property within 45 days, or do not acquire identified property within the exchange period, the exchange generally fails. The gain from your sale then becomes taxable in the usual way. Talk with your Qualified Intermediary and tax advisor right away if a deadline is at risk.
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Do I need a Qualified Intermediary for a 1031 exchange?
In a delayed exchange, the sale proceeds generally must be held by a Qualified Intermediary rather than by you. Arrange the intermediary before your sale closes, because the paperwork needs to be in place at closing.
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Can a DST be my replacement property in a 1031 exchange?
Yes. An interest in a Delaware Statutory Trust is generally treated as an interest in real estate for a 1031 exchange, so many investors use one as primary or backup replacement property. DST investments are available only to accredited investors and carry risks, including illiquidity and the potential loss of principal.
Talk Through Your Options
Tell us a little about your situation and Kenneth Millar will reach out to schedule a conversation about 1031 exchanges, DSTs, Qualified Opportunity Funds and other private market real estate.
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