1031 Exchange · South Florida Commercial Real Estate
Sold a property? Your 1031 clock is already running.
You have 45 days to identify replacement property and 180 days to close. Calculate your exact deadlines below, free and with no sign-up, then let FL CRE Pros help you find industrial and retail replacement property across Miami-Dade and Broward.
Free 1031 countdown
Your 45-day and 180-day deadlines
Enter the date your relinquished property closed (or will close). Deadlines run in calendar days, and they do not move for weekends or holidays.
The 180-day deadline is the earlier of day 180 or the due date of your tax return for the year of the sale, including extensions. This tool assumes a calendar-year individual taxpayer with an April 15 due date. Estimates only; confirm every date with your Qualified Intermediary and tax advisor.
The rules in plain English
How a 1031 exchange works
Section 1031 lets you defer capital gains, depreciation recapture and related taxes when you sell investment or business real estate and reinvest in like-kind real estate. The timelines are strict.
Identify in writing
From the day you close the sale, you have 45 calendar days to identify replacement property in a signed, written notice to your Qualified Intermediary.
Close on the replacement
You must acquire the replacement property within 180 days of the sale, or by your tax return due date (with extensions), whichever comes first.
Never touch the cash
Sale proceeds must go to a Qualified Intermediary, not to you. Receiving the funds, even briefly, can disqualify the exchange.
Identification rules for day 45
3-Property Rule
Identify up to three properties of any value. Most exchangers use this rule.
200% Rule
Identify any number of properties, as long as their combined value is no more than 200% of the property you sold.
95% Rule
Identify more than that, but only if you acquire at least 95% of the total value you identified. Rarely practical.
To defer all of the tax
- Buy equal or greater value. The replacement should cost at least as much as the net sale price of the property you sold.
- Reinvest all net equity. Cash you keep is "boot" and is taxable.
- Replace the debt. Pay off a mortgage and take on less new debt, and the difference can be taxable boot unless you add cash.
- Keep the same taxpayer. The entity that sells should be the entity that buys.
Want the dollar value of deferring? Our free 1031 Exchange Value calculator estimates federal tax, recapture and NIIT deferred, your added buying power and boot exposure.
Replacement property
45 days goes fast. Start the search before you close.
FL CRE Pros, a team within VIVO Real Estate Group, helps exchangers find and underwrite industrial, flex and retail replacement property across Miami-Dade and Broward, including opportunities that never reach the open market.
Shortlist in days
Tell us your exchange value, debt and timing. We send replacement options that fit your 45-day window, including backups.
Off-market access
Early-look and off-market industrial and retail opportunities from our owner and broker network.
Numbers before you commit
In-place vs. market rent, rollover, financing and returns, so you identify properties that actually close.
1031 replacement property request
Tell us about your exchange. We'll start the search.
Share your sale closing date, estimated sale price and what you want to own next. Martijn will confirm your criteria and send replacement options that fit your 45-day window.
- Share your exchange details. About two minutes.
- Get a matched shortlist. Industrial, flex and retail across Miami-Dade and Broward, including off-market.
- Identify with confidence. Underwriting and backups before day 45.
Prefer to talk? Call 954.335.8660.
FAQ
1031 exchange questions
Does the 45-day deadline move if it lands on a weekend or holiday?
No. The 45-day and 180-day periods are calendar days and do not extend for weekends or holidays. Federally declared disasters are the main exception.
When does the 45-day clock start?
On the day you transfer the relinquished property, usually the closing date. Day 1 is the day after closing.
Can the 180 days be shorter than 180 days?
Yes. The exchange period ends on the earlier of day 180 or the due date of your tax return for the year of the sale, including extensions. Sell late in the year and you may need to extend your return to get the full 180 days.
What property qualifies as like-kind?
Real property held for investment or for use in a business, exchanged for other such real property. Industrial, retail, office, land and rental property are generally like-kind to one another. A personal residence and property held mainly for resale do not qualify.
Can I buy a building for my own business with exchange funds?
Often, yes. Property used in your trade or business can qualify, so an investor can exchange into an owner-user industrial or flex building. Confirm the details with your tax advisor.
Do I need a Qualified Intermediary?
Yes, for a standard delayed exchange. The QI holds the sale proceeds and documents the exchange. Engage one before your sale closes.
Talk to a CRE Pro
Selling, or already in your 45 days?
Martijn Rentema, Director, can review your timeline and start a replacement property search today.
FL CRE Pros is a commercial real estate team operating under VIVO Real Estate Group, Inc., a Florida-licensed real estate brokerage. This page and the countdown are general information only, not tax, legal or accounting advice. FL CRE Pros is not a Qualified Intermediary. Exchange deadlines and tax treatment depend on your facts; consult your Qualified Intermediary, CPA and attorney before acting.
© 2026 FL CRE Pros. All rights reserved.
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FL CRE Pros is a commercial real estate team operating under VIVO Real Estate Group, Inc. All real estate brokerage services are rendered through VIVO Real Estate Group, Inc., a Florida-licensed real estate brokerage. Florida Real Estate License No. CQ1015632.