Understanding the 45-Day Identification Rule in a 1031 Exchange

You just closed on your investment property. The proceeds are sitting with your Qualified Intermediary. And now the most stressful part of the entire 1031 exchange process begins; a 45-day window that the IRS will not budge on, not even by a single day.

The 45-day rule in a 1031 exchange is the first of two non-negotiable deadlines that determine whether your tax deferral succeeds or falls apart entirely. From the date you transfer your relinquished property, you have exactly 45 calendar days to formally identify the replacement property you intend to acquire, and the clock runs through weekends and holidays without exception.

For first-time exchangers and accidental landlords especially, this deadline catches people off guard. The 45 days feel generous in the abstract. In practice, once you've closed, started evaluating markets, and realized your identified properties need to meet specific IRS rules for how many you can list and how they must be described.

This guide covers everything you need to know about the 45-day identification rule: exactly when it starts, how to properly identify a replacement property, the three identification rules the IRS requires you to follow, what happens if you miss the deadline, and the rare circumstances under which an extension may apply.

At Above & Below 1031, Whitney and our team have guided investors through every stage of this process; and the 45-day window is where we earn our keep.

The 45-day rule in a 1031 exchange requires investors to formally identify replacement property in writing within 45 calendar days of closing on the sale of their relinquished property. This period is strict and cannot be extended even if the 45th day falls on a Saturday, Sunday, or legal holiday. Identification must be submitted to your Qualified Intermediary and must clearly describe each property by legal description, street address, or distinguishable name.

45-day rule 1031 exchange

What is the 45-day rule in a 1031 exchange?

The 45-day rule is the first of two critical deadlines in a deferred 1031 exchange. It requires any investor who sells a relinquished property to formally identify potential replacement properties, in writing, within 45 calendar days of the closing date. This window is officially known as the identification period, and it is established under Treasury Regulation §1.1031(k)-1(c), the federal rule that governs all deferred like-kind exchanges.

The identification rules were established as part of the Tax Reform Act of 1984, when Congress added the 45/180-day limitation to prevent the open-ended, indefinite exchanges that had been possible after the landmark Starker case. The intent was clear: investors must make a genuine, committed effort to identify replacement property, not simply defer a decision indefinitely while shielding their gains from taxation.

Here is what the rule requires in plain terms:

• The clock starts on closing day. The 45-day period begins the day you close the sale of your relinquished property. This is Day 0, and the countdown begins immediately.

• Every calendar day counts. The time period is strict and cannot be extended even if the 45th day falls on a Saturday, Sunday, or legal holiday.

• Identification must be in writing. The identification notice must appear in a written document, signed by the exchanger, and be delivered to the Qualified Intermediary or another permissible party before midnight of the 45th day.

• The description must be unambiguous. For real property, the identification notice must include the legal description, a street address, or a distinguishable name of the replacement property.

• You can change your mind, but only within the window. Property identifications made within the 45-day period can be revoked and replaced with new identifications, but only if done so within the identification period itself.

It is equally important to understand what the 45-day rule does not require. You are not obligated to close on the property, sign a purchase agreement, or put the property under contract within 45 days. You are simply required to identify it, formally and correctly. The actual closing deadline is governed by the separate 180-day exchange period, which runs concurrently from the same starting date.

When does the 45-day clock start?

The 45-day clock starts on the day you transfer ownership of your relinquished property, which in nearly every transaction means your closing date. Not the day you list the property. Not the day you sign the purchase agreement. The day title transfers to the buyer.

The identification period begins on the date the benefits and burdens of ownership of the relinquished property transfer to the purchaser. This is usually the same as the closing date, and it ends at midnight on the 45th calendar day.

This distinction matters more than most investors realize.

Common Timing Mistakes With The 45-Day Identification Rule

Here are three common timing mistakes we see at Above & Below 1031:

Mistake #1: Assuming Day 1 is the day after closing. The IRS does not give you a grace day. Day 0 is your closing date, and the 45-day countdown begins immediately. If you close on April 1st, your identification deadline is May 16th, not May 17th.

Mistake #2: Expecting weekend or holiday relief. Unlike many legal deadlines that roll to the next business day, the 1031 exchange identification period cannot be extended even if the 45th day falls on a Saturday, Sunday, or legal holiday. If your deadline falls on a Sunday, your written identification must be delivered by that Sunday. Best practice is to submit it by the close of business on the Friday before to confirm receipt.

Mistake #3: Forgetting the tax filing deadline interaction. Most investors know about the 45-day and 180-day rules, but overlook a third timing factor: the exchange must be completed by the earlier of 180 calendar days after the transfer of the relinquished property or the due date for the taxpayer's tax return for the year in which the transfer occurred. If you close a sale late in the tax year and do not file for an extension, your 180-day window may effectively be shorter than 180 days. This is one of the most expensive surprises we help investors avoid.

What about exchanges involving multiple relinquished properties?

If the exchange involves more than one relinquished property, the 45 days are counted from the date the first relinquished property closes. All subsequent identification and exchange deadlines are anchored to that first closing, regardless of when later properties in the exchange transfer.

How to formally identify a replacement property

Knowing the deadline is only half the equation. The IRS is equally strict about how the identification is made. A verbal agreement with your real estate agent, a text message to your attorney, or an email you sent to yourself does not constitute a valid identification. The requirements are specific, and a technically defective identification is treated the same as no identification at all; that is, your exchange is disqualified.

Here is exactly what a valid identification requires:

It must be in writing

The identification must appear in a written document, signed by the taxpayer, and be delivered to the replacement property seller or any other person who is not a disqualified person involved in the exchange. In practice, your Qualified Intermediary will provide you with a standardized Identification Notice form. Use it. Do not improvise your own format.

It must be delivered to the right party

Allowable recipients of the Identification Notice include the Qualified Intermediary, the seller of the replacement property, or the settlement agent. Delivery to the exchanger's attorney or broker does not qualify, since these parties are considered agents of the exchanger.

This is a detail that trips up investors who assume their real estate attorney or their buyer's agent can receive the notice on their behalf. They cannot. Your identification must go to your QI, the seller directly, or an escrow/settlement agent, and you should always confirm receipt.

It must describe the property clearly and unambiguously

The identification notice must include either the legal description, a street address, or a distinguishable name of the replacement property. If you intend to acquire a unit in a multi-owner dwelling, you must identify the address and the specific unit number.

Vague descriptions like "a commercial property in Dallas" or "a rental home near Austin" do not meet the standard. The IRS requires that the identification be specific enough that there is no ambiguity about which property you mean. Street address plus legal description is always the safest approach.

It must be submitted before midnight on Day 45

Best practice is to send the Identification Notice to the Qualified Intermediary prior to close of business on the last business day before the end of the identification period, so the exchanger can confirm timely delivery and receipt.

Waiting until 11:58 PM on the 45th day is technically within the rules. It is also unnecessary risk. Submission systems can fail, emails can get caught in spam filters, and fax machines can malfunction. At Above & Below 1031, we proactively track every client's deadline and send reminders well in advance so this never becomes a last-minute scramble.

You can revise, but only within the window

One flexibility investors often do not know they have: you can change your identification at any time prior to the expiration of the 45-day period by revoking the original notice in writing and resubmitting a new one, delivered to the same party who received the original. If a deal falls apart on Day 30, you still have 15 days to pivot to a new property, as long as the revocation and new identification are both submitted properly before the window closes.

What if you close within the 45 days?

If the purchase of the replacement property is completed within the 45-day identification period, no written identification is needed; the acquired property is deemed properly identified by the 1031 regulations. However, if you intend to acquire additional properties beyond the one already closed, you must still submit a written identification for those. The early-closed property also counts toward your identification limits under the three-property and 200% rules, covered in the next section.

The three identification rules you must know in a 1031 exchange

Once you understand how to submit your identification, the next question is how many properties you can identify. This is where the rules get nuanced. The IRS does not allow investors to list an unlimited number of replacement properties as a hedge. In an attempt to force exchangers to make a solid effort at identifying potential replacement properties, the IRS sought to keep the number of properties to a reasonable amount and prevent taxpayers from identifying all properties on the market or an entire geographical area.

The result is a three-part framework, established under Treasury Regulation §1.1031(k)-1(c)(4), that every exchanger must follow.

45 day rule 1031 exchange

These rules are mutually exclusive. A taxpayer may only use one rule at a time. Understanding which rule applies to your situation before Day 1 is one of the most important planning conversations you can have with your Qualified Intermediary.

Rule 1: The three-property rule

The three-property rule is the most commonly used identification rule, and the one we recommend to the vast majority of investors at Above & Below 1031.

The three-property rule allows you to identify one, two, or three replacement properties of any value, and purchase one, two, or all three of them. Provided that the fair market value of the new property or properties is equal to or greater than the sales price of the relinquished property, the taxpayer should receive a full deferral of taxes.

The "any value" element is significant and frequently misunderstood. You can sell a $300,000 duplex and identify three properties, each valued at $2 million. The combined value of your identified properties does not matter under this rule. What matters is that you ultimately close on a property of equal or greater value to defer all capital gains.

How most investors use this rule in practice: Identify your first-choice property as Property 1, and use Properties 2 and 3 as backup options in case the primary deal falls through during due diligence, financing, or title review. Most investors identify three properties with the intent of closing on their "Plan A," while keeping "Plan B" and "Plan C" as backups in case the primary deal falls through. This is the safety net the three-property rule was designed to provide, and it is the single most effective way to protect yourself from a failed exchange.

The one firm boundary: Once the 45-day window closes, you cannot add, swap, or substitute properties. You cannot change your identification list once the 45-day clock expires. The properties on that list are the only ones the IRS will allow you to close on. This is why having qualified backup options identified from the start is not optional; it is essential.

Rule 2: The 200% rule

If three properties are not enough for your investment strategy — perhaps you are repositioning a portfolio across multiple markets, or you want more flexibility in a competitive inventory environment — the 200% rule allows you to identify more than three properties, with one important constraint on total value.

The 200% rule states that any number of properties can be identified, provided their aggregate fair market value does not exceed 200% of the value of the relinquished property or properties subject to the exchange.

A practical example: You sell a rental property for $800,000. Under the 200% rule, you can identify four, five, or more replacement properties, as long as their combined fair market value does not exceed $1,600,000 (200% of $800,000). If you identify four properties each valued at $500,000, their aggregate is $2,000,000, which exceeds the 200% threshold, and your identification is invalid.

Using the listing price is a safer approach when evaluating a property under this rule, since fair market value can be difficult to determine precisely. When in doubt, be conservative. An identification that narrowly violates the 200% threshold is treated the same as no identification at all, unless you can satisfy the 95% exception described below.

When the 200% rule makes sense: Investors who are considering Delaware Statutory Trusts (DSTs), fractional interests, or a mix of property types often benefit from the broader identification list this rule allows. It also works well when an investor wants to compare multiple markets side by side before committing, as long as the aggregate value discipline is maintained.

Rule 3: The 95% exception

The 95% exception is the most demanding of the three rules, and the least commonly used, but understanding it can save an exchange that would otherwise be disqualified.

The 95% exception applies only when a taxpayer identifies more than three properties, and the list is not in compliance with the 200% rule. The exception holds that if the taxpayer acquires at least 95% of the aggregate fair market value of all identified properties, the identification is still considered valid, regardless of the number of properties on the list.

In other words, if you over-identify beyond the 200% threshold, you can still preserve your exchange, but only if you actually close on nearly everything you listed.

Why this rule is rarely used: The 95% acquisition requirement is extremely difficult to achieve in practice. There is one scenario where it realistically works: you have identified a portfolio of properties being sold by a single person or group, and you intend to buy the entire portfolio or none at all. In this case, exchange proceeds would be applied to the entire portfolio and you would acquire 100% of the identified properties. Outside of that narrow scenario, the 95% exception offers very little practical flexibility.

The takeaway: do not rely on the 95% exception as a planning strategy. If you find yourself needing it, something went wrong earlier in the identification process.

Choosing the right identification rule: a quick comparison

	Three-property rule	200% rule	95% exception
Max properties	3	Unlimited	Unlimited
Value limit	None	200% of sale price	None
Acquisition required	At least 1	At least 1	At least 95% of total value
Best for	Most investors	Portfolio / DST strategies	Portfolio acquisitions only
Risk level	Low	Moderate	High

At Above & Below 1031, we work with each investor before the identification period opens to determine which rule fits their strategy, their market, and their risk tolerance. The right rule is not always obvious — and choosing the wrong one, or inadvertently violating the value thresholds, is one of the most common reasons 1031 exchanges fail at the identification stage.

What happens if you miss the 45-day deadline in a 1031 exchange?

Missing the 45-day identification deadline is not a technicality you can negotiate your way out of. It is not a paperwork error your attorney can correct after the fact. It is a hard stop, and the financial consequences are immediate, significant, and in most cases entirely avoidable with the right guidance in place before the clock starts.

Here is exactly what happens, step by step, if the 45th day passes without a valid written identification on file.

1. Your exchange is immediately disqualified

If you fail to identify replacement properties within the 45-day window, the exchange will not qualify for tax deferral. The proceeds from the sale of your relinquished property will be considered taxable income in the year of the sale.

There is no grace period. There is no appeals process with the IRS for missing this deadline under normal circumstances. The moment midnight passes on Day 45 without a valid identification submitted to your Qualified Intermediary, your 1031 exchange ceases to exist as a tax-deferred transaction.

2. Your proceeds become fully taxable

Once disqualified, the sale of your relinquished property is treated as a standard taxable sale. Depending on your situation, you may owe:

• Capital gains tax. If you held the property for more than one year, your gain is subject to long-term capital gains rates, currently 0%, 15%, or 20% depending on your income level, per IRS Publication 544.

• Depreciation recapture tax. Any depreciation deductions you claimed during ownership are recaptured and taxed at a rate of up to 25% — a liability that catches many investors off guard, particularly accidental landlords who converted a primary residence into a rental and claimed depreciation without fully understanding its future tax implications.

• State income tax. Depending on the state where the relinquished property was located, additional state-level capital gains taxes may apply on top of federal obligations.

For a property that has appreciated significantly or one held for many years with substantial depreciation taken, the combined tax bill from a failed 1031 exchange can easily reach six figures. This is equity that was entirely protectable with proper timeline management.

3. Your QI returns the funds, and that triggers the tax event

When an exchange is disqualified due to a missed 45-day deadline, your Qualified Intermediary is required to release the escrowed proceeds back to you. If you don't identify any property within the identification period, the QI will cancel your exchange on day 45 and return your money on day 46.

That return of funds is itself a taxable event. The IRS treats it as constructive receipt, meaning you are considered to have received the sale proceeds on the date of the original closing, and your tax liability is calculated accordingly, including any applicable interest or penalties for underpayment.

45-day deadline in 1031 exchanges

Common reasons investors miss the deadline. And how to avoid them

In our experience at Above & Below 1031, missed deadlines rarely happen because an investor forgot about the rule. They happen for more preventable reasons:

• Waiting too long to start the search. Many investors assume they have plenty of time after closing to begin evaluating replacement properties. In a competitive real estate market with limited inventory, 45 days is genuinely tight. The search should begin before the relinquished property closes, ideally the moment it goes under contract.

• Relying on a deal that falls through. An investor identifies one property, that deal collapses on Day 38, and they have no backup options. This is exactly why the three-property rule exists, and exactly why we counsel every Above & Below 1031 client to use all three identification slots, not just one.

• Confusion about what counts as identification. A verbal agreement with a seller, a text message, or a handshake deal does not stop the clock. Only a written, signed Identification Notice delivered to a permissible party before midnight of Day 45 constitutes a valid identification. Investors who believe an informal agreement qualifies often discover the error too late.

• Submitting to the wrong party. Delivery to the exchanger's attorney or broker does not qualify, since these parties are agents of the exchanger. Investors who send their identification to their real estate agent or personal attorney, believing they have met the requirement, may find their exchange invalidated despite submitting something in writing on time.

If you miss the deadline, what are your options?

A disqualified 1031 exchange is not the end of your tax strategy. It is simply the end of this particular vehicle. Several alternatives may still be available depending on your timeline and circumstances:

1. Opportunity Zone investment. Opportunity Zone investments can be used to defer capital gains taxes not only from the sale of real property but also from sales of stocks or businesses. If you missed the 45-day window, redirecting your proceeds into a Qualified Opportunity Zone Fund may still allow partial deferral and potential exclusion of future gains.

2. Deferred Sales Trust. A Deferred Sales Trust allows you to sell appreciated property and receive installment payments over time, spreading your tax liability across multiple years. Unlike a 1031 exchange, it does not require replacement property identification deadlines or a QI holding your funds.

3. Installment sale structure. Depending on how your transaction was structured, you may be able to retroactively elect installment sale treatment under IRC Section 453, spreading the recognized gain over multiple tax years rather than absorbing it all in one.

None of these alternatives are as powerful as a properly executed 1031 exchange. But they are worth exploring immediately with a qualified tax advisor if the deadline has already passed.

Can the 45-day deadline be extended?

This is one of the most searched questions we hear from investors who are approaching their deadline and feeling the pressure. The short answer is: almost never.

It is typically not possible to obtain an extension to the strict 45-day identification deadline for a 1031 exchange under normal circumstances. The IRS enforces this deadline rigidly. No individual hardship, deal complexity, market condition, or attorney request will move the date. The IRS designed the 45-day rule to be exactly what it is: a firm, non-negotiable cutoff.

That said, there is one narrow category of exceptions that every exchanger should know about.

Federally declared disasters

If the exchanger qualifies for a disaster extension under Revenue Procedure 2007-56, the 45-day identification period may be extended by up to 120 days. This relief applies only when the IRS issues a formal Disaster Relief Notice in response to a federally declared disaster affecting the exchanger or the property involved in the transaction.

A few critical points investors frequently get wrong about disaster extensions:

FEMA declarations alone are not enough. FEMA notices do not extend 1031 deadlines. Only a formal IRS Disaster Relief Notice triggers the extension. If you live in an area affected by a natural disaster, do not assume your deadline has moved until you have confirmed an IRS notice has been issued and that your exchange qualifies under its specific terms.

The extension is not automatic. Even when a qualifying disaster notice exists, the exchanger must meet specific criteria outlined in the notice to receive relief. Whitney reviews every active Above & Below 1031 exchange anytime a disaster notice is issued to determine whether clients are affected and what steps need to be taken immediately.

Revenue Procedure 2018-58 governs the process. This IRS procedure explains when extension relief applies and under what conditions, including federally declared disasters, pandemics, and terroristic or military actions that impact taxpayers' ability to buy and sell properties. You can verify whether an active relief notice applies to your exchange directly at IRS.gov/DisasterRelief.

What about filing a tax extension?

A common misconception is that filing a personal tax return extension also extends your 1031 exchange deadlines. It does not extend the 45-day identification period at all. It can, however, affect the 180-day exchange period in certain year-end scenarios by giving you the full 180 days rather than having the exchange period cut short by the April tax filing deadline. If you closed your relinquished property sale in the fourth quarter of the tax year, this is a conversation worth having with your QI and your CPA before you file.

The practical takeaway

Do not plan your 1031 exchange around the possibility of an extension. Extensions are rare, narrowly defined, and entirely outside your control. The only reliable strategy is to begin your replacement property search before your relinquished property closes, use all three identification slots available to you under the three-property rule, and work with an experienced Qualified Intermediary who tracks your deadline from Day 1.

Tips for managing your 45-day window: guidance from the field

The 45-day rule is unforgiving on paper. In practice, investors who plan ahead and work with the right team navigate it without stress. After facilitating 1031 exchanges for investors across Texas and beyond, the Above & Below 1031 team have identified the habits and strategies that consistently separate successful exchanges from failed ones.

• Start your replacement property search before you close

This is the single most impactful thing you can do. The moment your relinquished property goes under contract, begin evaluating replacement options in earnest. By the time your closing date arrives and the 45-day clock starts, you should already have a shortlist of candidates.

Investors who wait until after closing to begin their search often find themselves scrambling in Week 5 or 6, forced to identify properties they have not properly vetted simply to meet the deadline. That pressure leads to poor investment decisions that follow you for years.

• Use all three identification slots

The three-property rule gives you three slots. Use all three, every time. Your first choice may fall through due to inspection issues, financing problems, a seller who backs out, or title complications. Your second choice may face the same. Having a genuine third option is not pessimism; it is the difference between a completed exchange and a six-figure tax bill.

At Above & Below 1031, we recommend that Property 3 on your identification list always be a Delaware Statutory Trust (DST) or another passive investment that can close quickly. DSTs are pre-vetted institutional properties that can often close within days rather than weeks, making them an ideal safety net when your primary and secondary options run into delays.

• Vet your properties before Day 1, not after

Identifying a property and closing on a property are two different things. But identifying a property you have not properly evaluated creates a different problem: you spend your remaining 135 days of the exchange period trying to close on a property that may not survive due diligence, title review, or financing approval.

Before you formally identify a replacement property, confirm at minimum: the asking price relative to your exchange proceeds, the basic condition of the asset, any known title issues, and whether the property is genuinely available for acquisition within your timeline. Your real estate broker and your QI should be working in coordination throughout this process.

• Maintain close communication with your Qualified Intermediary

Your QI does not just hold your funds. A good QI actively monitors your timeline, sends deadline reminders, reviews your identification notice for technical compliance before you submit it, and flags issues before they become disqualifying errors.

At Above & Below 1031, we review every Identification Notice before submission to confirm that the property descriptions are specific and unambiguous, the correct party is receiving the notice, and the delivery timing creates a clear record of compliance. That review has caught errors that would have invalidated exchanges more than once.

• Know your numbers before you identify

To avoid paying any taxes in the here and now, you must purchase a property of equal or greater value than the one you sold, and you must reinvest all of your net equity into the replacement property. Understanding your exchange equity and your required reinvestment amount before you begin identifying properties ensures that the properties you list are actually capable of completing a fully tax-deferred exchange, not just properties you find interesting.

• Keep a written record of everything

Document every communication related to your identification: when you submitted your notice, who received it, the confirmation of receipt, and any revisions made within the window. If your exchange is ever audited, this paper trail is your defense. Your QI should be maintaining these records on your behalf, but you should maintain your own copies as well.

Frequently asked questions about the 45-day rule in a 1031 exchange

Does the 45-day clock include weekends and holidays?

Yes. The 45-day identification period cannot be extended even if the 45th day falls on a Saturday, Sunday, or legal holiday. Every calendar day counts from the date of closing. If your deadline falls on a Sunday, your identification must be delivered by that Sunday. Submit by the Friday before to guarantee confirmed receipt.

How many properties can I identify in a 1031 exchange?

It depends on which identification rule you use. Under the three-property rule, you can identify up to three replacement properties of any combined value. Under the 200% rule, you can identify more than three properties as long as their aggregate fair market value does not exceed 200% of your relinquished property's sale price. The 95% exception allows unlimited identification but requires you to close on at least 95% of the total identified value, making it rarely practical.

What happens if my identified property falls through after Day 45?

Once the 45 days have passed, whatever is on your identification list are the only properties the IRS says you can purchase. There are no individual extensions and no exceptions, regardless of what happens to the identified properties after the window closes. If all three of your identified properties become unavailable after Day 45, your exchange is disqualified, and the proceeds become taxable. This is why identifying strong backup options from the start is not optional.

Do the 45 days and 180 days run at the same time?

Yes. The 45-day identification period and the 180-day exchange period are concurrent. The clock starts ticking for both on the day your relinquished property sale closes. You have 45 days to identify and a total of 180 days to close, meaning you have 135 days after the identification period ends to finalize your purchase.

What is a written identification notice and where do I send it?

A written identification notice is a signed document that formally lists your replacement property candidates by street address, legal description, or distinguishable name. It must be signed by the exchanger and delivered before midnight of Day 45 to your Qualified Intermediary, the seller of the replacement property, or a settlement agent. It cannot be sent to your real estate agent, attorney, or accountant, as these parties are considered agents of the exchanger and are therefore disqualified recipients.

Can I identify a property I am already under contract on?

Yes. Being under contract on a replacement property before the 45-day deadline does not disqualify the identification. In fact, having a replacement property under contract before your relinquished property closes is one of the best ways to reduce timeline pressure. The contract simply means you are already negotiating; the formal identification still needs to be submitted in writing to your QI before the deadline.

What if I want to identify a fractional interest or a DST?

Delaware Statutory Trusts and other fractional interests qualify as like-kind replacement property in a 1031 exchange and can be formally identified like any other property. DSTs can accelerate the identification process by offering investors pre-vetted properties that can be identified immediately, making them an excellent backup option during the 45-day window. If you are considering a DST as part of your exchange strategy, contact your QI early in the process so the proper documentation is in place before your deadline arrives.

Work with Above & Below 1031 before the clock starts

The 45-day identification rule does not have to be the most stressful part of your investment journey. With the right Qualified Intermediary in your corner before your relinquished property closes, every deadline becomes a managed milestone rather than a looming threat.

At Above & Below 1031, Whitney brings deep expertise in 1031 exchange rules, timelines, and identification requirements to every client relationship. From your first consultation through the final closing on your replacement property, our team tracks every deadline, reviews every identification notice, and ensures your exchange stays on the right side of IRS compliance at every step.

Ready to protect your investment and stay ahead of the deadlines? Contact Above & Below 1031 today for a consultation with Whitney and our team. We will review your timeline, walk you through your identification options, and make sure your 1031 exchange is structured for success from Day 1.

Schedule your consultation with Above & Below 1031

This article is intended for educational purposes only and does not constitute legal, tax, or financial advice. Every 1031 exchange involves unique circumstances. Consult a qualified tax advisor or attorney before initiating an exchange.

About Whitney

Whitney Nash, CES®, Founder of Above & Below 1031, is a licensed Qualified Intermediary specializing in 1031 tax-deferred exchanges for real estate investors across Texas and nationwide. Above & Below 1031 is based in McKinney, Texas and serves investors across all property types and transaction sizes.