Your two deadlines, on actual dates.
Enter the day your sale closes and this gives you your real day-45 and day-180 dates, the checkpoints in between, and the one date most people don’t know exists. Calendar days, weekends and holidays included, no extensions. Takes about ten seconds.
When does your sale close?
If it hasn’t closed yet, use the expected date. You can re-run this any time.
This is the date the clock starts. Not the day you list, not the day you go under agreement.
Send me my dates and the full checklist.
You already have the two dates above. The checklist is the rest of it: the three identification rules and which one to use, what the written notice has to contain, the questions to ask a lender before day 1, and the five places exchanges actually die. One email, no sequence you can’t leave.
Both clocks start at closing, and they run together.
The most common misread of a 1031 is picturing two phases: a month and a half to shop, then four months to close. That is not how it works.
Day 45 already spent a quarter of your runway
The 180 days do not begin when identification ends. By the time you hand over your list, only 135 days remain to finance, inspect, negotiate and close.
Weekends and holidays count
These deadlines do not roll forward to the next business day the way some filing deadlines do. If day 45 is a Sunday, it is still a Sunday.
Your tax-filing date can cut 180 short
The exchange period ends at 180 days or your return due date for that tax year, whichever comes first. Sell late in the year and your real deadline may be well short of 180 unless you extend.
There is no appeal
Miss either date and the deferral is gone. Not reduced, not appealable. This is why the work belongs before the clock starts, not inside it.
A countdown does not find you a property. It just makes the deadline concrete enough to act on. If you want the actual work done ahead of the clock, that’s the Replacement Backstop — a written slate of at least three qualifying candidates by day 20, or we cut our commission.
Dates are the easy part.
Knowing when day 45 lands is useful. Knowing whether your exchange is actually structured to survive it is the thing worth twenty minutes. Bring us the property and we’ll tell you straight, including when the answer is that a 1031 isn’t worth it for you.