Your deadlines and your identification list

Deadline Calculator — enter your closing date and see your 45-day and 180-day deadlines.

Three Identification Rules Checker — which rule does your 45-day list pass? Go to the checker ↓

1031 Deadline Calculator

Enter the closing date of your relinquished property — the day the sale closed, or the day it is scheduled to close. Your 45-day identification deadline and your 180-day exchange deadline appear as soon as you pick a date.


45-Day Identification Period

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Identify your replacement properties in writing to your qualified intermediary by midnight this day.

180-Day Exchange Period

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Complete your exchange by this day, or your tax return due date, whichever is earlier.

  • Month the relinquished property (sale) was closed
  • Day the relinquished property (sale) was closed
  • Year the relinquished property (sale) was closed

  • Your deadlines

  • Optional. We'll email you these dates so you have them on record.
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Now you know your dates.
We can help you identify your replacement property before the 45-day deadline.

The 45-day identification deadline

You must identify your potential like-kind replacement properties to your qualified intermediary no later than midnight on the 45th calendar day after the sale of your relinquished property closes.

These are calendar days, not business days. If the 45th day lands on a Saturday, Sunday or legal holiday, the deadline is not extended.

The 180-day exchange period

You must complete the exchange — including taking title to every replacement property you intend to acquire — by the earlier of:

  • midnight on the 180th calendar day after your relinquished property sale closes, or
  • the due date of your federal income tax return for that tax year, including extensions.

The tax return deadline may shorten your 180-day exchange period if your property closes late in the year.

In that case you may need to file for an extension to preserve the full 180 days. Discuss it with your tax professional — NexTrend Securities is not a tax advisor and does not provide tax advice.

How to read this checker

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The 3-property rule
You may identify up to three properties, whatever they are worth. It is the simplest rule and the one most exchanges use. A DST counts as however many properties it holds, so a DST with four buildings uses four of your three — which is why multi-property DSTs are usually identified under the 200% rule instead.
The 200% rule
You may identify any number of properties as long as their combined value does not exceed 200% of the value of the property you sold. Unlike the 3-property rule, there is no limit on the number of properties you can identify — only their combined value. For DST investors, this rule can provide flexibility to identify several replacement properties while staying within the 200% limit. For example, if you sold for $1,000,000 you may identify up to $2,000,000 in total — four DSTs at $500,000 each, or five at $400,000.
The 95% rule
If your list breaks both rules above, the exchange still works only if you actually close on at least 95% of the total value you identified. In practice that means buying nearly everything on the list, so it is a fallback for a list that got too long, not a plan. If the checker shows this rule, trim the list before day 45.
How do I identify a DST?
You identify the real estate, not the DST. Your written identification, sent to your qualified intermediary by day 45, lists each property the DST holds by its street address or legal description. The addresses are in the offering documents, and NexTrend usually provides the property addresses for you. Identifying a DST by name alone may not be enough.

We can help you evaluate replacement property.