Investor Tools

1031 Exchange Deadline Calculator

Sold an investment property and rolling into a 1031? Enter your closing date to see your 45-day and 180-day deadlines, what you need to reinvest, and save both dates to your calendar.

How the 1031 clock works

A 1031 exchange lets you sell an investment property and defer the capital gains tax by buying another one. The IRS gives you two hard deadlines, and both start the day your sale closes. By day 45 you have to name your replacement properties in writing to your qualified intermediary. By day 180 you have to close on one or more of them.

These deadlines don't move. Weekends and holidays count, and missing either one ends the exchange. That's why most investors start looking for a replacement before their sale closes.

What counts as a full exchange

To defer all of the tax, the property you buy should cost at least as much as your net sale price, you should reinvest all of your cash proceeds, and you should carry at least as much debt as you paid off, or add cash to make up the difference. Anything you keep or don't replace can be taxed.

Looking for replacement property in the Treasure Valley? I track on- and off-market NNN, retail, industrial and multi-tenant deals across Boise, Meridian, Eagle and Nampa. Book a call below and tell me your timeline.

Your exchange

Enter the day your sale closed (or will close). Deadlines count calendar days, weekends and holidays included.

Sale closing date

Sale numbers (optional)

Sale price

Loan paid off at sale

Selling costs

Identification rules

3-property rule. Name up to three replacement properties of any value.
200% rule. Name more than three, as long as their total value is no more than 200% of what you sold. Limit for you: –
95% rule. Name any number at any value, but you must close on at least 95% of the total you named.

Day 45 · Identify replacements

–

Day 180 · Close on replacements

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Day 45

Today

Sale closesDay 180

To defer all of the tax, aim for

Replacement price at least	–
Cash to reinvest (all of your net proceeds)	–
New debt at least (or add cash to make up the gap)	–

–

Running out of time to find the right replacement property? Tell me what you're looking for and I'll send you on- and off-market options in the Treasure Valley.

Talk to Blake

For planning only. The 180-day deadline ends sooner if your tax return for the year of the sale is due first, so file an extension if you need the full 180 days. Deadlines are not extended for weekends or holidays except in federally declared disasters. Your identification must be in writing to your qualified intermediary. KZB is a real estate brokerage, not a tax or legal advisor. Confirm your dates with your qualified intermediary and CPA.

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1031 Exchange Deadline Calculator

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