# 1031 Exchange Deadline Calculator: 45 and 180 Days Explained

> Find your 1031 exchange deadlines. Learn how the 45-day and 180-day periods are counted, the tax return trap, identification rules, and disaster relief.

Source: https://baker1031.com/tools/1031-exchange-deadline-calculator


By Jerry Baker, Founder, Baker 1031 Investments. Published October 24, 2026; updated October 24, 2026. Interactive calculator: https://baker1031.com/tools/1031-exchange-deadline-calculator

A 1031 exchange deadline is the last day you can identify or buy replacement property and still defer tax on your sale. You get 45 calendar days after your sale closes to identify property in writing, and you must close within 180 calendar days or by your tax return due date, if that comes first.

## How the calculator works

1. Day 1 is the day after your relinquished property transfers (usually the closing date). All days are calendar days.
2. 45-day identification deadline = sale date + 45 days. Identify replacement property in writing by the end of that day.
3. 180-day exchange deadline = sale date + 180 days, or the due date of your tax return for the year of the sale if that comes first.
4. For an individual calendar-year filer the return is due April 15 of the next year (October 15 with an extension). A sale after mid-October can lose days to April 15 unless you extend.
5. Weekends and holidays do not extend either deadline. The only extensions are for federally declared disasters and similar IRS relief.

Results are estimates for education, not tax or legal advice.

## Key takeaways

- Day 1 is the day after your sale closes. The 45-day and 180-day periods run at the same time. They are not added together.
- Your exchange period ends on day 180 or on the due date of your tax return for the year of the sale, whichever comes first. An extension of your return can often protect the full 180 days.
- Weekends and holidays do not push your deadlines back. The only general exception the IRS recognizes is relief for federally declared disasters.
- You must identify replacement property in a signed, written document sent to the right person. Most investors use the three-property rule or the 200% rule.
- Because DST sponsors usually own the property already, a DST closing can often take two to three business days once paperwork and funding are complete. That can help when time is short, but DSTs carry real risk.
- This page is for education only. Confirm your dates with your CPA, attorney, and qualified intermediary.

## What are the 45-day and 180-day 1031 exchange deadlines?

Let me start with the basic terms. I'll define each one the first time I use it.

A **1031 exchange** lets you sell investment real estate and buy other investment real estate while putting off the tax on your gain. The name comes from Section 1031 of the Internal Revenue Code. The tax is deferred, not erased.

The **relinquished property** is the property you sell. The **replacement property** is the property you buy.

A **deferred exchange** is the most common kind of 1031 exchange. You sell first and buy later. Because there is a gap between the sale and the purchase, the law sets two clocks.

The first clock is the **identification period**. It is 45 days long. By the end of it, you must name the replacement property you might buy. The tax code says replacement property doesn't count unless it is identified "on or before the day which is 45 days after the date on which the taxpayer transfers the property relinquished," according to [26 U.S.C. § 1031(a)(3)](https://www.law.cornell.edu/uscode/text/26/1031).

The second clock is the **exchange period**. It is up to 180 days long. By the end of it, you must actually receive the replacement property. The same section of the code says you must receive it by the earlier of "the day which is 180 days after the date on which the taxpayer transfers the property relinquished in the exchange" or the due date of your tax return, counting extensions.

A **qualified intermediary**, or QI, is the company that holds your sale money during the exchange. You can't touch the money yourself. The IRS warns that "taking control of cash or other proceeds before the exchange is complete may disqualify the entire transaction," in its [fact sheet on like-kind exchanges](https://www.irs.gov/pub/irs-news/fs-08-18.pdf).

Here's the most important point. **The two clocks start on the same day.** The 180 days include the first 45. After you identify on day 45, you have 135 days left to close, not 180.

## How are the 1031 exchange days counted?

The days are counted in calendar days. Every day counts, including Saturdays, Sundays, and holidays.

The clock starts when you transfer the relinquished property. In plain terms, that's usually the day your sale closes and the deed is recorded or delivered. The Treasury regulation says the identification period "begins on the date the taxpayer transfers the relinquished property" and "ends at midnight on the 45th day thereafter," per [26 CFR § 1.1031(k)-1(b)(2)](https://www.law.cornell.edu/cfr/text/26/1.1031(k)-1).

That word "thereafter" matters. It means you count forward from the sale date. The sale date itself is day 0. The next day is day 1.

The regulation includes its own example. A property is transferred on November 16, 1992. The identification period ends at midnight on December 31, 1992, which the regulation calls "the day which is 45 days after the date of transfer." If you count from November 17 as day 1, December 31 is day 45. That's the same method my calculator uses.

### What does "midnight" mean?

Both periods end at midnight at the end of the last day. So you have the whole 45th day and the whole 180th day. But don't plan to use the last few hours. Your QI, the sponsor, and the bank all keep business hours. A wire that leaves the bank after cutoff may not arrive until the next day.

### What if I sell more than one property?

Sometimes people sell two or more properties as part of one exchange. If the sales close on different dates, the clocks start from the **earliest** sale. The regulation says the periods "are determined by reference to the earliest date on which any of the properties are transferred." So a second sale a month later does not buy you more time. It actually leaves you less time for the property you sold first.

### Does the clock start at contract signing or at closing?

The clock starts on the transfer, not when you sign a purchase contract. Signing a contract with your buyer does not start the 45 days. Closing does. If you're unsure which date counts for your sale, ask your QI and your attorney.

## What is the tax return due date trap?

This is the rule that catches people who sell late in the year.

Your exchange period ends on the **earlier** of two dates:

1. Day 180, or
2. The due date of your tax return for the year you sold, **including extensions**.

The [Form 8824 instructions](https://www.irs.gov/instructions/i8824) put it this way: the replacement property "must be received within 180 days, or by the due date of your tax return (including extensions), whichever is earlier."

For most people who sell in the first nine months of the year, day 180 comes before the return due date. The trap doesn't apply. But if you sell in roughly the last quarter of the year, day 180 can land after April 15 of the next year. That's when the trap can bite.

### A simple example of the trap

Say you sell a rental on **November 20, 2026**. Here are your dates:

- Day 1 is November 21, 2026.
- Day 45 is Monday, January 4, 2027.
- Day 180 is Wednesday, May 19, 2027.

For most individuals, the 2026 federal return is due Thursday, April 15, 2027. That's 34 days before day 180. If you file your return by April 15 without an extension, your exchange period can end on April 15. You'd lose more than a month.

Now say you file an extension. For most individuals, that pushes the return due date to October 15, 2027. Now day 180, May 19, 2027, is the earlier date. You keep your full 180 days.

The regulation's own example shows the same idea. In that example, the property is transferred on November 16, 1992. The exchange period ends on March 15, 1993, the return due date for that taxpayer, or on May 15, 1993, if an extension applies.

### What should I do about it?

If you sell late in the year, talk to your CPA early. Ask whether you should extend your return. In many cases, filing an extension is a simple way to keep the full 180 days. Your due date depends on what kind of taxpayer you are. Individuals, corporations, partnerships, and trusts can have different due dates. Your CPA will know yours.

One more point. If you file your return before you finish the exchange, you can't report the exchange correctly. Your CPA may need to amend later. That's another reason to plan the timing with your CPA.

## Do weekends and holidays extend 1031 deadlines?

No. If day 45 or day 180 falls on a Saturday, Sunday, or legal holiday, the deadline does not move to the next business day.

The IRS fact sheet says the time limits "cannot be extended for any circumstance or hardship except in the case of presidentially declared disasters." The regulation says each period ends "at midnight" on the 45th or 180th day. It does not add a business-day rule.

So if your day 180 is a Sunday, plan to close by Friday. If your day 45 is the Friday after Thanksgiving, plan as if your QI's office may be closed. My calculator shows the day of the week next to each deadline for this reason. It also flags weekends so you can plan to finish early.

## What are the identification rules?

Identifying property means naming it in writing before the 45 days end. There are rules about how you write it, who gets it, and how many properties you can name.

### How must I put my identification in writing?

The regulation says replacement property is identified only if it is "designated as replacement property in a written document signed by the taxpayer." The document must be sent before the identification period ends. It can be "hand delivered, mailed, telecopied, or otherwise sent."

The property must be "unambiguously described." For real estate, that generally means a legal description, a street address, or a distinguishable name. For a DST, the name of the trust is usually how it's described. Your QI will often give you a form that meets these rules.

### Who receives the identification?

The written identification goes to one of two kinds of people:

- The person who is obligated to transfer the replacement property to you, or
- Any other person involved in the exchange, other than you or a **disqualified person**.

In practice, most investors send it to their QI. A disqualified person generally includes your agent, such as your own attorney or broker in many cases, and certain related parties. The IRS fact sheet is clear: "notice to your attorney, real estate agent, accountant or similar persons acting as your agent is not sufficient." So don't just email your list to your CPA and assume you're done.

### The three identification rules

You can't list unlimited properties. You must meet one of these rules. I'll explain each with the regulation's wording.

**The three-property rule.** You can identify "three properties without regard to the fair market values of the properties." It's the simplest rule.

**The 200% rule.** You can identify "any number of properties" as long as their total fair market value at the end of the identification period is no more than 200% of the total value of the property you sold.

**The 95% rule.** If you go past both limits, you can still be safe if you actually receive at least 95% of the total value of everything you identified. This rule is hard to meet. If one deal falls through, you can miss the mark.

If you break all the rules, the regulation says "the taxpayer is treated as if no replacement property had been identified." There are narrow exceptions, including property you actually receive within the 45 days.

Here's a side-by-side look.

| Rule | How many properties | Value limit | Good fit for | Main risk |
|---|---|---|---|---|
| Three-property rule | Up to 3 | None | Most simple exchanges, one to three DSTs | Only three names, so few backups |
| 200% rule | Any number | Total value of identified property no more than 200% of what you sold | Splitting across four or more DSTs with backups | Going over 200% by mistake |
| 95% rule | Any number | No limit, but you must buy at least 95% of everything you identified | Rare cases where you'll buy nearly all of a long list | One failed deal can sink the exchange |

### How does identification work with DSTs?

Each DST counts as one property on your list. If you want to split your money across four DSTs, the three-property rule won't cover it. You'd use the 200% rule.

With a DST that has a loan, the value that counts is generally your share of the property's value, not just the cash you put in. For example, if you invest $100,000 into a DST with 50% debt, your share of the property value might be about $200,000. Your QI and CPA should confirm how to value each item on your list.

If you're new to these trusts, my guide to [what a Delaware statutory trust is and how it works](/writing/what-is-a-delaware-statutory-trust-dst) covers the basics.

## Can I revoke or change my identification?

Yes, but only before day 45 ends. The regulation says an identification "may be revoked at any time before the end of the identification period."

The revocation also has to follow rules. It must be in a written document, signed by you, and sent before the end of the identification period "to the person to whom the identification of the replacement property was sent." So if you sent your list to your QI, you send the change to your QI too.

After midnight on day 45, your list is locked. You can't add a new property. You can only buy from what you named. And what you buy must be "substantially the same property as identified," as the regulation puts it.

That's why backups matter. More on that below.

## How do I close on time?

Identifying property is only half the job. You also have to receive it by your exchange deadline.

The regulation says the property must be received before the end of the exchange period. With a typical property purchase, that means time for a loan, an appraisal, inspections, and title work. Any of those can slip.

I spent years in real estate acquisitions before I started Baker 1031, and [my background](/about) taught me that closings slip for small reasons. Here are the things I watch most closely:

- **Funding by your QI.** Your QI has to release the money. Ask what they need and how long it takes.
- **Wire cutoffs.** Banks have daily cutoffs for wires. A wire sent late in the day may not land until the next business day.
- **Signatures.** If an entity, trust, or spouse must sign, make sure everyone is available.
- **Lender timing.** If you're buying property with a new loan, the lender sets the pace.
- **Offering capacity.** DSTs raise a fixed amount. An offering can fill before you fund.

Wire fraud is a real risk in real estate. Always confirm wiring instructions by phone, using a number you know is correct.

## What is the step-by-step process to meet your deadlines?

Here's the process I walk through with clients. It's the same order I describe in [how I build your 1031 exchange solution](/writing/how-i-build-your-1031-exchange-solution).

### Step 1: Engage a QI before your sale closes

The QI must be in place before you receive any sale money. Sign the exchange agreement before closing. Tell your escrow or closing agent the sale is part of a 1031 exchange.

### Step 2: Confirm the transfer date

When your sale closes, write down the exact date of transfer. That's day 0. Ask your QI to confirm it in writing.

### Step 3: Run the calculator

Enter your closing date into the calculator on this page. Note day 45, day 180, and the day of the week for each.

### Step 4: Check your tax return due date

Ask your CPA when your return for the year of the sale is due. If it falls before day 180, ask about an extension. Put the decision in writing.

### Step 5: Pick your identification rule

Decide whether you'll use the three-property rule or the 200% rule. If you plan to use several DSTs, the 200% rule is often the one that fits.

### Step 6: Choose primary picks and backups

Pick the properties you plan to buy. Then pick backups that also fit your goals. The steps in my guide on [how to choose a DST](/writing/how-to-choose-a-delaware-statutory-trust-dst) can help you compare them.

### Step 7: Send the signed identification early

Don't wait for day 45. Many of my clients aim for day 30 or sooner. Send the signed form to your QI and get written confirmation that they received it.

### Step 8: Complete paperwork and fund

Fill out the purchase or subscription documents. Coordinate funding with your QI. Confirm wiring instructions by phone.

### Step 9: Confirm the close and keep records

Get written confirmation of each purchase. Save the dates, amounts, and names. Your CPA needs them for [Form 8824](https://www.irs.gov/forms-pubs/about-form-8824), which the IRS uses to report "each exchange of business or investment property for property of a like kind."

## What if a federally declared disaster hits during my exchange?

This is the one main exception to the "no extensions" rule.

When a disaster is declared by the federal government, the IRS can give extra time for many tax deadlines. The rules for which acts can be postponed are in [Revenue Procedure 2018-58](https://www.irs.gov/pub/irs-drop/rp-18-58.pdf). Section 17 of that revenue procedure covers like-kind exchanges.

Here is what I understand Section 17 to provide, in plain terms:

- **It applies only when the IRS says so.** The relief is turned on by an IRS news release or other guidance for a specific disaster.
- **How much time.** A 45-day or 180-day deadline that falls on or after the disaster date can be pushed back by 120 days or to the last day of the general disaster extension period, whichever is later.
- **Outer limits.** The new deadline can't go past the due date (including extensions) of your tax return for the year of the transfer, or one year.
- **Who can qualify.** Generally, you must have transferred your relinquished property on or before the disaster date. You must be an affected taxpayer, or have difficulty meeting the deadline because of the disaster. Examples include a property or a key party's office located in the disaster area.

IRS disaster news releases point to this section. For example, a 2026 IRS release for Missouri says that "the relief described in section 17 of Rev. Proc. 2018-58" "pertaining to like-kind exchanges of property" "also applies to certain taxpayers who are not otherwise affected taxpayers." You can read it in this [IRS disaster relief announcement](https://www.irs.gov/newsroom/irs-provides-tax-relief-for-taxpayers-impacted-by-severe-storms-straight-line-winds-tornadoes-and-flooding-in-multiple-counties-missouri-various-deadlines-postponed-to-march-30-2026).

Disaster relief is detailed and fact-specific. Don't assume you qualify. My calculator does not add disaster extensions. If a disaster hits during your exchange, call your QI and CPA right away and ask them to confirm in writing whether relief applies to you.

## What about reverse and improvement exchanges?

Most exchanges are "sell first, buy later." Two other kinds come up from time to time. I'll cover them briefly.

### Reverse exchanges

In a **reverse exchange**, you buy the replacement property before you sell the old one. You can't own both at once in a standard exchange, so a third party holds title for you. The IRS fact sheet describes it as "the acquisition of replacement property through an exchange accommodation titleholder." An **exchange accommodation titleholder**, or EAT, is the company that "parks" the property.

The IRS safe harbor for these is in Rev. Proc. 2000-37, which the [Form 8824 instructions](https://www.irs.gov/instructions/i8824) reference along with Rev. Proc. 2004-51. Reverse exchanges have their own 45-day and 180-day rules. They're more complex and cost more. My calculator is built for standard deferred exchanges, not reverse ones.

### Improvement exchanges

In an **improvement exchange**, sometimes called a build-to-suit exchange, you use exchange money to build or improve the replacement property. The regulation allows identifying property that is "not in existence or is being produced." But only the work finished by the time you receive the property counts. Work done afterward "will not be treated as the receipt of property of a like kind." That makes the 180-day deadline very tight for construction.

Both of these need a QI or EAT who handles them often, plus a CPA and attorney. DSTs are generally used in standard deferred exchanges.

## How can DSTs help with 1031 deadlines?

A **Delaware statutory trust**, or DST, is a trust that owns real estate. Investors buy beneficial interests in the trust. In [Revenue Ruling 2004-86](https://www.irs.gov/pub/irs-drop/rr-04-86.pdf), the IRS said "a taxpayer may exchange real property for an interest in the Delaware statutory trust," if the other requirements of Section 1031 are met. A **sponsor** is the real estate company that sets up and manages the DST.

DSTs can help with deadlines in a few ways:

- **The property is already bought.** The sponsor has usually already acquired the property. There's no new loan approval, appraisal, or inspection for you to wait on. So closing can often take two to three business days once paperwork, funding, and approvals are complete.
- **Easy to describe.** You can identify a DST by its name. That's simple and clear on your identification form.
- **Flexible amounts.** You can often invest an exact dollar amount. That helps you place the last piece of your money near the deadline.
- **Good backups.** A DST can serve as a backup on your list in case a direct purchase falls through.

Here's how a DST compares to buying a property on your own when time is short.

| | Buying a property directly | Buying a DST interest |
|---|---|---|
| Who finds and buys the property | You | The sponsor, before you invest |
| New loan for you | Often | No personal loan; some DSTs have a loan at the trust level |
| Inspections and appraisal before closing | Usually yours to arrange | Done by the sponsor before the offering |
| Typical closing time once ready | Often weeks | Often two to three business days with complete paperwork and funding |
| Control over the property | Full control | Very limited; the trustee and sponsor decide |
| Selling early | You can list it | Usually very hard; DSTs are illiquid |
| Investor rules | Anyone can buy | Most DSTs are for accredited investors only |

Speed is not the only thing that matters. DSTs carry real risk. Distributions are not guaranteed. You can lose your entire investment. DSTs are illiquid, so you usually can't sell early. You also have very little control. Most DSTs are open only to **accredited investors**, which the SEC defines by income and net worth tests. And every offering I bring to clients goes through [my due diligence process](/writing/inside-my-due-diligence-process) first. Due diligence helps. It doesn't remove risk.

If you want to see what's open right now, you can browse [the DST offerings I currently have available](/invest).

## How to use the calculator

The calculator at the top of this page turns your sale date into your two key deadlines. It takes less than a minute. Here's what each input means, where to find the numbers, and how to read what comes back.

### What each input means

**Sale closing date.** This is the date you transferred the property you sold. It's the day your clock starts. If you sold more than one property as part of the same exchange, use the earliest closing date, because that's the date the rules use.

**Tax return due date (optional).** This is the due date of your federal income tax return for the year of the sale, including any extension you plan to file. You only need it if you sell late in the year. If you leave it blank, the calculator shows day 180 as your exchange deadline and reminds you to check your return due date.

### Where to find your numbers

Your closing date is on your final settlement statement, sometimes called a closing statement. Your escrow or closing agent prepares it. Your QI should also confirm the transfer date in writing when they receive your sale money. If the dates on those papers don't match, ask your QI which one controls before you rely on any deadline.

Your tax return due date comes from your CPA. It depends on what kind of taxpayer you are. Individuals, corporations, partnerships, and trusts can have different dates. Your CPA can also tell you whether you plan to extend, and what the extended date would be.

### How to read the results

The calculator shows a few things:

- **Day 1.** The day after your sale closed. This is where the count starts.
- **Identification deadline.** The 45th day. Your signed, written list must reach your QI or another proper party by midnight that day.
- **Day 180.** The last day of the full 180-day period.
- **Exchange deadline.** The date you must receive your replacement property. It's day 180, unless your tax return due date comes first.
- **Day of the week.** Shown next to each deadline. A weekend or holiday flag tells you to finish early, because the date does not move.
- **Days remaining.** How many days are left from today until each deadline.

If the return due date you entered comes before day 180, the calculator warns you. That's your cue to talk to your CPA about an extension.

The calculator does not add disaster extensions. It also isn't built for reverse or improvement exchanges.

### A worked example in plain words

Say your sale closes on Tuesday, March 3, 2026. You enter that date. You leave the tax return date blank, or you enter April 15, 2027.

The calculator counts Wednesday, March 4, as day 1. It counts forward 45 days and shows your identification deadline as Friday, April 17, 2026. That's the last day to get your signed list to your QI. I'd aim to send it well before then.

Next it counts 180 days from the sale and lands on Sunday, August 30, 2026. Your 2026 return isn't due until April 15, 2027, so day 180 comes first. Your exchange deadline is Sunday, August 30, 2026. The calculator flags that it's a Sunday. The deadline does not move to Monday. In real life, I'd plan to have funding done by Friday, August 28, or sooner, because your QI and the bank may be closed that weekend.

Now let's try the late-year sale from earlier. Your sale closes on Friday, November 20, 2026. Your identification deadline is Monday, January 4, 2027, and day 180 is Wednesday, May 19, 2027.

If you enter April 15, 2027, as your return due date because you don't plan to extend, the calculator shows your exchange deadline as April 15, 2027. It warns you that the return due date is cutting your time short by 34 days. If you enter October 15, 2027, because you plan to extend, the calculator shows May 19, 2027, the full 180 days.

Treat these results as a starting point. Your QI should confirm your dates in writing. Once you know your dates, my [1031 tax deferral calculator](/tools/1031-tax-deferral-calculator) can help you estimate how much tax is at stake if the exchange works, and if it doesn't.

## Mistakes to avoid

These are the deadline mistakes I watch for most.

### Counting the sale date as day 1

The sale date is day 0. Counting it as day 1 puts your deadlines a day early. That's the safe direction, but it can cause confusion with your QI. Use the same method everyone else uses.

### Thinking the 180 days start after day 45

They don't. Both clocks start on the sale. After day 45, you have 135 days left.

### Forgetting the tax return due date

If you sell late in the year, your return due date may come before day 180. Ask your CPA about an extension early.

### Assuming a weekend gives you an extra day

It doesn't. Finish early when a deadline lands on a weekend or holiday.

### Sending your list to the wrong person

Your own attorney, agent, or accountant is not enough. Send the signed list to your QI or another proper party and get written confirmation.

### Describing property loosely

"An apartment building in Dallas" is not enough. Use an address, legal description, or the DST's full name.

### Breaking the identification limits

Four properties under the three-property rule, or a total over 200% of what you sold, can void your list. Check the math before you sign.

### Listing only one property

If your only choice falls through, you have no way out. Name at least one backup that fits your goals.

### Waiting until the last week to close

Wires, signatures, and lenders can all slip. Plan to close days, not hours, before your deadline.

### Assuming disaster relief applies

Disaster relief is turned on by the IRS for specific places and dates. Get written confirmation from your QI and CPA before you count on it.

### Taking the sale money yourself

If the money comes to you, even for a day, the exchange may fail. Set up your QI before closing.

## What my data shows

I keep [detailed records on the DST offerings I track](/data/dst-offerings). Here's what my offering records as of October 2026 show, across 76 DST offerings from 38 sponsors. These numbers describe the market I see. They don't predict how any offering will perform.

**Only 22 of 76 offerings were open or limited at the time of my count.** Right now, 16 offerings are open and 6 have limited availability. Another 24 are under review, 25 are closed, and I reviewed and passed on 5. That's why timing matters so much in a DST exchange. An offering you like on day 10 may be full by day 40. It's also why I push for backup identifications.

**Low minimums help near the deadline.** The median minimum investment is $100,000. Minimums range from $25,000 to $500,000. And 21 offerings, or 28%, start at $25,000. Lower minimums make it easier to place the last bit of your exchange money before day 180.

**Nearly half have no debt.** 36 of the 76 offerings, or 47%, are all-cash. If you also need to replace debt, I'll often blend all-cash and leveraged DSTs. You can model that with my [1031 boot calculator](/tools/1031-boot-calculator).

**Most plan to hold for years.** 31 offerings project a 10-year hold, the most common. Others range from 5 to 10 years, and a few are 2-year programs. A short deadline is a bad reason to rush into a long commitment.

I also track more than 1,100 full-cycle 1031 DST investments for performance. Full-cycle means the property was bought, held, and sold. Looking at how past programs ended is part of how I form my views.

## Frequently asked questions

### When does the 45-day clock start in a 1031 exchange?

It starts on the date you transfer your relinquished property, which is usually the day your sale closes. The next day is day 1. The period ends at midnight on the 45th day.

### Is the 180-day deadline in addition to the 45 days?

No. Both periods start on the same day. The 180 days include the 45-day identification period, so you have 135 days left after day 45.

### What happens if day 45 falls on a weekend?

Nothing changes. The deadline stays on the weekend day. Plan to send your signed identification by the last business day before it.

### Can I get an extension on my 1031 exchange deadline?

Generally, no. The IRS says the limits can't be extended for any hardship except in federally declared disasters, under rules in Rev. Proc. 2018-58. Filing a tax return extension can protect your full 180 days, but it can't add days beyond 180.

### Why would my exchange end before day 180?

Your exchange period ends on day 180 or the due date of your tax return for the year of the sale, whichever is earlier. If you sell late in the year and don't extend your return, the due date can come first. Ask your CPA about an extension.

### How many properties can I identify?

Most investors use the three-property rule, which allows three properties of any value. The 200% rule lets you name more, as long as their total value is no more than 200% of what you sold. The 95% rule is rarely a good fit.

### Who should I send my identification to?

Send it to your qualified intermediary or another proper party to the exchange. Notice only to your own attorney, agent, or accountant is not enough. Get written confirmation that it was received.

### Can I change my identified properties?

Yes, before the 45 days end. The change must be in writing, signed by you, and sent to the same person who got your original list. After day 45, your list is final.

### Can a DST help me meet a tight deadline?

It can. Because the sponsor usually owns the property already, a DST closing can often take two to three business days once paperwork and funding are complete. But DSTs are illiquid, distributions are not guaranteed, and you can lose money, so speed should never be the only reason to buy one.

### Does the calculator include disaster extensions?

No. It shows the standard 45-day and 180-day dates and the effect of your tax return due date. If a disaster may affect your exchange, ask your QI and CPA to confirm any relief in writing.

### What if I miss the 45-day deadline?

In most cases, the exchange fails and the sale becomes taxable. Talk with your CPA right away about your options. This is why I encourage clients to identify early and list backups.

## Sources

- [26 U.S. Code § 1031, Exchange of real property held for productive use or investment (Cornell Law School LII)](https://www.law.cornell.edu/uscode/text/26/1031)
- [26 CFR § 1.1031(k)-1, Treatment of deferred exchanges (Cornell Law School LII)](https://www.law.cornell.edu/cfr/text/26/1.1031(k)-1)
- [IRS, Instructions for Form 8824](https://www.irs.gov/instructions/i8824)
- [IRS, About Form 8824, Like-Kind Exchanges](https://www.irs.gov/forms-pubs/about-form-8824)
- [IRS Fact Sheet FS-2008-18, Like-Kind Exchanges Under IRC Code Section 1031](https://www.irs.gov/pub/irs-news/fs-08-18.pdf)
- [IRS Revenue Procedure 2018-58](https://www.irs.gov/pub/irs-drop/rp-18-58.pdf)
- [IRS, Tax relief for taxpayers impacted by severe storms in Missouri (2026 disaster relief release citing Rev. Proc. 2018-58, section 17)](https://www.irs.gov/newsroom/irs-provides-tax-relief-for-taxpayers-impacted-by-severe-storms-straight-line-winds-tornadoes-and-flooding-in-multiple-counties-missouri-various-deadlines-postponed-to-march-30-2026)
- [IRS Revenue Ruling 2004-86](https://www.irs.gov/pub/irs-drop/rr-04-86.pdf)

*This page is for education only. It is not tax, legal, or investment advice. Confirm your dates and situation with your CPA, attorney, and qualified intermediary. Securities are offered through Aurora Securities, Inc., member FINRA/SIPC. Baker 1031 Investments, LLC is independent of Aurora Securities, Inc. DST investments are speculative, illiquid, and generally available only to accredited investors. Distributions are not guaranteed, and you can lose your entire investment.*

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Securities are offered through Aurora Securities, Inc., member FINRA/SIPC. Baker 1031 Investments, LLC is independent of Aurora Securities, Inc. and is not a registered broker-dealer or investment adviser. This content is general education, not investment, tax, or legal advice, and is not an offer to buy or sell securities. Offers are made only through the offering documents to eligible investors, generally accredited investors. DST interests are illiquid, distributions are not guaranteed, and you can lose your entire investment.

Contact: Jerry Baker, Baker 1031 Investments · hello@baker1031.com · (415) 965-0552 · https://baker1031.com/contact