Free tools
1031 Deadline Tracker.
Your 45-day and 180-day clocks, counted down from the day your sale closed, so the exchange is not lost to a date. Nothing you enter is sent anywhere.
Enter the day your sale closed.
The rules behind the clocks
- Calendar days, no extensions. Both periods run from the day the property you sold closed, weekends and holidays included; a deadline on a Saturday is still that Saturday. Only a federally declared disaster can move them.
- Day 45: identify in writing. Name the replacement property in a signed writing to your qualified intermediary (not to your own agent or lawyer). Usually up to three properties of any value, or more if their total is no more than twice what you sold.
- Day 180, or your tax return's due date if that comes first. The replacement property must be received by then. A sale late in the year meets the return's April 15 due date before day 180 unless the return is extended.
- The money never touches your hands. The sale's proceeds sit with the qualified intermediary from closing to closing.
General information about Section 1031 of the Internal Revenue Code, not tax or legal advice; your qualified intermediary, CPA and attorney decide what applies to your exchange. Promesa Investment Properties is brokered by eXp Realty; Ryan McMillan, Oregon license 201262100.