1031 Exchange: the timetable matters as much as the tax
A US Section 1031 exchange can defer gain when qualifying real estate held for investment or business is exchanged for other like-kind real estate. It is a deferral, not a permanent exemption: the basis generally carries into the replacement property and can matter on a later sale. The IRS distinguishes this from a simple sale followed by an ordinary purchase. IRS guidance
The two deadlines investors cannot move
From the transfer of the relinquished property, the replacement property must be identified in writing within 45 days. The exchange must normally be completed within 180 days or the due date of the tax return, if earlier. Missing either deadline usually breaks the deferred-exchange treatment. The calendar should be agreed before closing, not reconstructed afterwards.
Like-kind, qualified intermediary and boot
For real property, like-kind is broad: an investment rental can generally be exchanged for another investment real property in the United States. Personal residences and property held mainly for resale require separate analysis. A qualified intermediary normally holds proceeds; taking control of the cash can end the exchange.
Boot is cash or non-like-kind value received. It does not necessarily invalidate the whole exchange, but it may make part of the gain recognisable. Debt relief can also create boot-like economics. Buying a less expensive replacement property or retaining cash is therefore not a harmless detail.
A decision checklist
Before listing the old asset, calculate the adjusted basis, expected selling costs, debt payoff, target replacement value and the maximum cash you could retain. Then ask an intermediary and tax adviser whether the intended structure meets the identification and completion rules.
Use the 1031 Exchange Calculator to model deferred gain, potential boot and the two deadlines. It is an educational model, not a substitute for transaction-specific legal or tax advice.