1031 Exchange Timer – IRS Deadline Tracker for Real Estate Investors
Free 1031 exchange calculator to track your45-day identification and180-day exchange deadlines. Stay compliant with IRS rules for tax-deferred property exchanges and multi-property transactions, withMulti-property support andAudit-ready guidance.
45-Day Rule
IRS identification deadline tracking
180-Day Rule
Exchange completion monitoring
Multi-Property
Complex exchange support
IRS Compliance
Rule validation and audit protection
No replacement properties added yet. Add properties to track your exchange compliance.
A 1031 like-kind exchange allows real estate investors to defer capital gains taxes by reinvesting proceeds from property sales into similar properties. Multi-property exchanges add complexity but offer greater flexibility in portfolio restructuring and risk management.
Critical Deadlines for Multi-Property Exchanges
- 45-Day Identification Period: You must identify all potential replacement properties in writing to your Qualified Intermediary within 45 days of your earliest property sale.
- 180-Day Exchange Period: All replacement property acquisitions must be completed within 180 days of the earliest sale date, or by your tax return due date (including extensions), whichever comes first.
IRS Identification Rules for Multiple Properties
- 3-Property Rule: Identify up to 3 replacement properties of any value.
- 200% Rule: Identify any number of properties as long as total value doesn't exceed 200% of relinquished properties.
- 95% Exception: If exceeding 200% rule, you must acquire at least 95% of the identified replacement property value.
Multi-Property Exchange Strategies
Multi-property exchanges enable portfolio optimization strategies like consolidation (multiple properties into one), diversification (one property into multiple), or geographic repositioning. Proper timeline management and rule compliance are essential for tax deferral benefits.
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Frequently Asked Questions
Pro Tip for Real Estate Investors
Start your 1031 exchange planning before you list your property for sale. The IRS deadlines begin immediately upon closing, not when you decide to do an exchange. Use our timer tool to track deadlines and ensure you have qualified intermediary and replacement properties identified well before your deadlines expire.