Apollo Advising

1031 exchange deadline calculator

Enter the date your sale closes. You get your 45-day identification deadline, your 180-day closing deadline, and a warning if your tax return could cut the window short.

Built by Denver McClure, founder of Apollo Advising. Updated October 12, 2026.

Identify replacement property by

Thursday, December 17, 2026

Day 45

Close on replacement property by

Saturday, May 1, 2027

Day 180

Watch your tax return date. Day 180 falls after April 15, 2027. The exchange period ends on the earlier of day 180 or the due date of your tax return for the year of the sale, so most sellers in this window file an extension to keep the full 180 days. Confirm with your CPA.

Downloads a calendar file with a reminder a week before each date.
Two clocks, one start. Both deadlines count calendar days from the day the sale closes. Your closing date: November 2, 2026.
Identification periodRest of the exchange periodLost without a tax extension

Short answer. Add 45 calendar days to the closing date of the property you sold to get your identification deadline, and 180 calendar days to get your closing deadline. Neither date moves for weekends or holidays, and the 180 days end sooner if your tax return for that year is due first, unless you file an extension.

How the dates are counted

Both clocks start the day the sale of your old property closes. Day 45 and day 180 are calendar days, and neither moves for weekends or holidays. The identification must be in writing, signed, and delivered to your qualified intermediary by the end of day 45.

The 180-day exchange period ends early if your tax return for the year of the sale is due first. For most individual taxpayers that return is due around April 15, so sales that close in roughly the last ten weeks of the year are the ones affected. Filing an extension generally restores the full 180 days.

What to line up before day 0

  • A qualified intermediary engaged before the sale closes
  • An estimate of the gain and depreciation recapture from your CPA
  • Two or three replacement properties you would actually buy, plus backups
  • Financing pre-approval if the replacement will carry debt

The full walkthrough, including the identification rules and what full deferral takes, is in the 1031 exchange timeline guide.

Want a second set of eyes on the numbers?

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Go deeper

The 1031 exchange timeline, step by stepThe 45-day and 180-day deadlines, the identification rules, and what to line up before you list.Return on equity: the rental number most owners never checkHow to calculate it, why it drifts down as a property appreciates, and what it does and does not tell you about selling.

This tool is general education, not legal, tax, investment, insurance, or lending advice. Results depend entirely on the figures you enter. See our disclosures.