1031 Deadline Calculator

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.

If you complete the purchase and receive the replacement property before your 45-day identification period ends, that property is automatically treated as identified. You do not need to provide a written identification for that property to your Qualified Intermediary (QI). Signing a purchase agreement alone does not satisfy this exception.

This applies only to properties you actually acquire within the 45-day period. Any additional property you intend to acquire afterward must be identified in a signed written notice to your qualified intermediary before the deadline.

For example, if you acquire one property on day 30 and plan to acquire another on day 90, you must identify the second property before your 45-day period ends. The property acquired on day 30 also counts toward the applicable identification limits.

If you and your qualified intermediary (QI) are in different time zones, do not assume your local midnight is the deadline.

• Check with your QI: Your exchange agreement or your QI’s procedures may specify when an identification must be received.
• Do not wait until midnight: Submit your identification early enough to avoid any question about whether it was timely.

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.

If you have no property identified at the end of Day 45: Your QI can return your money starting on Day 46 if your exchange agreement allows it. If you previously identified properties, you must withdraw every identification through a signed written notice delivered before the 45-day deadline.

If a property remains identified after Day 45 and you do not buy it: Your money stays with the QI until the exchange period ends, unless a specific early-release exception in your agreement applies. Backing out of the purchase does not, by itself, allow the QI to return your money.

If you buy your replacement property and have money left over: Your QI can return the leftover money once you have received all the replacement property you are entitled to under your exchange agreement.

The exchange period ends on the earlier of Day 180 after your sale closes or your federal tax-return due date, including extensions, for the year of the sale. If it ends on Day 180, the funds become available for release starting on Day 181, subject to your agreement and processing time.

Any money returned to you is generally taxable.