Free Guide · Printable
The 1031 Exchange Timeline: Every Deadline From Listing to Closing
Six stages, two unforgiving clocks, zero extensions. Print this, put your own dates on it, and know exactly where you stand.
Before you list — the planning windowEngage a Qualified Intermediary before closing (proceeds may never touch your account), model the numbers — equity to reinvest, debt to replace, full vs. partial deferral — and brief your CPA and attorney. Every option is still open here; this is where good exchanges are actually won.
Day 0 — your relinquished property closesTwo clocks start the moment escrow closes: 45 calendar days to identify and 180 calendar days to close. Weekends and holidays count. There are no extensions.
Days 1–45 — the identification windowIdentify replacement property in writing to your QI. Most investors use the Three-Property Rule (up to three properties of any value) or the 200% Rule (any number of properties up to 200% of the sale price). DST interests can often be identified and closed in days — useful when the clock is loud.
Days 45–180 — diligence and closingComplete due diligence on identified property — for DSTs, that means the full Private Placement Memorandum: sponsor track record, fee stack, debt terms, risk factors. Your QI wires funds directly to closing; you never take receipt.
Day 180 — the hard stopThe acquisition must be complete. Note: the deadline can arrive even earlier — it is capped at your tax-return due date (including extensions) for the year of sale. Confirm the true date with your tax advisor.
Throughout — the equal-or-greater ruleTo fully defer, reinvest all equity and replace all debt with property of equal or greater value. Any shortfall is taxable “boot.” Partial exchanges are legal — just planned, never accidental.
Educational summary only — not tax or legal advice. Exchange rules contain nuances (related-party rules, reverse and improvement exchanges, state conformity) that demand individual analysis with qualified counsel.
A Clock Already Running?
Call us before day 40, not on day 44. We’ll map your remaining options in one conversation.