180 days to close. Plan backward from it.
Your replacement property purchase has to close within 180 days of the sale of your relinquished property — or by your tax return due date, whichever comes first.
The 180-day closing deadline
The two clocks run together
The 45-day identification window is inside the 180 days, not in addition to it. Day 46 through day 180 is your window to close.
Your filing date can shorten it
If your tax return is due before day 180, that is your deadline unless you file an extension. Investors who sell late in the year get caught by this.
Financing is the usual bottleneck
A lender that needs 75 days on a property you identified on day 44 is a problem you want to find early.
Three steps, and we carry most of them
Call before you close
We confirm an exchange fits, map the deadlines against your timeline, and put the exchange agreement in place before the sale closes.
We hold the proceeds
Funds go from the closing table to us, never to you. That is what keeps the deferral intact.
You buy, we close it out
You identify and negotiate the replacement property. We handle the documentation, the funding and the reporting trail.
1031 Specialists
The 180-day rule sounds generous until a deal falls through on day 120 and you are back to the properties you already identified. Experienced investors line up financing and backups before the first closing, not after it.
We are a qualified intermediary for IRC Section 1031 tax-deferred exchanges, facilitating exchanges for real estate investors in all fifty states. We handle the exchange agreement, the identification and closing deadlines, and the custody of exchange funds. Every exchange includes unlimited tax optimization consulting, audit protection and an attorney guarantee, on a simple flat fee you pay at close.
The 180-day closing deadline, answered
Is the 180 days in addition to the 45?
No. Both clocks start at the same closing. The 45-day identification window sits inside the 180 days.
Can the 180 days be extended?
Not in the ordinary course. The IRS has granted extensions in federally declared disaster areas, but you cannot plan around that.
What if my return is due before day 180?
Then your return due date is the deadline unless you file an extension. Investors who sell in the last quarter of the year are the ones this catches.
Talk to someone before the clock starts
Reach me directly, or call the main line and ask for anyone on the exchange team.
Main line
(631) 438-1031General email
info@1031specialists.comMailing address
30262 Crown Valley Pkwy, Suite B 464Laguna Niguel, CA 92677
The information on this page is general in nature and is not tax or legal advice. 1031 Specialists is a qualified intermediary, not a law firm, accounting firm or investment adviser. Consult your own tax and legal advisors about your circumstances before entering into an exchange.