Enter your sale closing date to see your 45-day identification deadline, your 180-day closing deadline, and a step-by-step checklist tailored to where you are in the process.

Step 1 — Enter your relinquished property closing date

This is the day you closed (or expect to close) on the property you are selling. Day 0 of your 1031 timeline.

Closing date

Where are you in the process?

Day 0 — Closing

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Day 45 — Identification Deadline

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Day 180 — Closing Deadline

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Where you are on the timeline

Day 0Day 45Day 180

Your 1031 checklist

Steps below are organized by phase. Items relevant to your current phase are expanded. Tick items as you complete them.

Phase 1 — Before you sell 0/7

Pre-sale planning

Confirm the property qualifies for 1031 (held for investment or business use, not personal residence)

Talk to your CPA about the gain you are deferring and depreciation recapture exposure

Decide whether you want full deferral, partial deferral, or to take some boot

Engage a Qualified Intermediary (QI) — sign engagement BEFORE closing on the relinquished property

Confirm same-taxpayer rule: title on replacement must match title on relinquished

Estimate debt requirements (you must replace debt or add cash to avoid taxable boot)

Begin researching replacement options early — DST, direct property, or both

Phase 2 — Day 0: Sale closing 0/5

Closing day

QI receives sale proceeds directly — you cannot touch the funds (constructive receipt disqualifies the exchange)

Closing statement flagged as a 1031 exchange

Day 0 begins — both 45-day and 180-day clocks start counting from this date

QI provides written confirmation of receipt of proceeds

Send all closing documents to your CPA and QI for the file

Phase 3 — Days 1–45: Identification window 0/6

Identify replacement property

Complete due diligence on candidate replacement properties

For DSTs: review PPM and offering documents with your broker-dealer representative

Choose your identification rule: 3-property rule, 200% rule, or 95% rule

Submit written identification to your QI BEFORE midnight of Day 45 (no extensions, no exceptions)

Identification must include legal description or unambiguous property identifier

Begin subscription paperwork on selected DST(s) or purchase contract on direct property

Phase 4 — Days 46–180: Closing window 0/6

Close on replacement

Close on identified replacement property no later than Day 180

QI funds the purchase from the proceeds it holds — funds flow QI to seller

Acquired property must be equal or greater value than relinquished (or recognize boot)

Replace debt level or add equivalent cash (or recognize boot)

Title taken in same taxpayer name as relinquished property

Receive closing statement and confirmation from QI

Phase 5 — After closing 0/5

Tax filing and records

File IRS Form 8824 (Like-Kind Exchanges) with your tax return for the year of the exchange

Maintain QI documentation, identification letter, and closing statements indefinitely

Track basis transfer — basis from relinquished property carries to replacement

Monitor depreciation schedule for the new property

For DSTs: monitor distributions and review K-1 / tax reporting when received

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Disclaimer: This calculator is provided for educational purposes only. Deadlines are calculated under IRC Section 1031 and Treasury Regulations using calendar days. Always confirm deadlines with your Qualified Intermediary and tax advisor. This tool is not tax, legal, or investment advice. Securities are offered only by means of a Private Placement Memorandum to accredited investors as defined in Rule 501 of Regulation D. Securities offered through a registered broker-dealer, Member FINRA/SIPC.

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LIKE-KIND PROPERTY EXCHANGES

Plain-English education on 1031 exchanges and Delaware Statutory Trust replacement property. For accredited investors and the advisors who serve them.

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1031 Basics Guide (PDF)

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Important disclosures. My1031Options.com is an educational resource published by Medalist Diversified, Inc. (NASDAQ: MDRR), a publicly traded company and DST sponsor. This site is not an offer to sell or a solicitation of an offer to buy any security. Securities are offered only by means of a Private Placement Memorandum (PPM) and only to accredited investors as defined in Rule 501 of Regulation D under the Securities Act of 1933. Securities offered through a registered broker-dealer, Member FINRA/SIPC. Past performance is not indicative of future results. All investments involve risk, including the possible loss of principal. Real estate investments are subject to market risks, illiquidity risk, interest rate risk, and other risks specific to real estate. Investors should review the offering documents carefully and consult with their own legal, tax, and financial advisors before making any investment decision. Information on this website is provided for educational purposes only and should not be construed as legal, tax, or investment advice.