THE SALE THAT STARTS THE CLOCK Date the relinquished property closed Day 0. Both clocks run from this date and nothing else. IRS FS-2008-18. Your tax return due date, with extensions The 180-day limit is 180 days OR this date, whichever is earlier. A fourth-quarter sale is where this bites.

THE PROPERTY YOU SOLD Contract sale price Also the figure the 200% cap is measured against. Commissions and closing costs Exchange expenses paid out of the proceeds at closing. Adjusted basis of what you gave up Original cost plus improvements, less depreciation taken. Your accountant has this number. Loan balance paid off at closing Debt you walked away from. If you do not replace it, it is boot.

THE PROPERTY YOU ARE BUYING Purchase price of the replacement property New loan on the replacement property Extra cash you are putting in New money from outside the exchange. It offsets debt relief. Cash you are taking back out Any dollar that reaches you instead of the replacement property. This is cash boot.

REVERSE EXCHANGE ONLY Date the accommodation titleholder took title Only if a replacement was bought and parked before you sold. Parked "for no more than 180 days" - IRS FS-2008-18. Ignore this block otherwise.

THE TWO DEADLINES

45-day identification deadline—

180-day closing deadline—

DAYS LEFT TO IDENTIFY—

Days left to close—

Days elapsed since closing—

WHAT YOU HAVE IDENTIFIED

Properties identified (withdrawn excluded)—

Total identified value—

Value actually closed so far—

Rows delivered after day 45—

THE THREE IDENTIFICATION RULES

200% cap - twice what you sold—

Room left under the 200% cap—

Three-property rule—

200% rule—

Share of identified value actually received—

95% rule—

THE RULE YOU ARE RELYING ON—

Does the identification comply right now?—

BOOT AND GAIN

Net selling price after costs—

Realized gain on the sale—

Cash boot—

Mortgage boot - debt shed and not replaced—

Total boot—

Gain taxable now—

Gain deferred—

Basis in the replacement property—

Traded down by—

REVERSE EXCHANGE PARKING

Parking must end by—

Days left in the parking period—

Identification Log

One row per candidate replacement property. The three-rule panel on THE CLOCK reads this tab.

	Day number after closing	Inside the 45 days?	% of what you sold
1	—	—	—
2	—	—	—
3	—	—	—
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5	—	—	—
6	—	—	—
7	—	—	—
8	—	—	—
9	—	—	—
10	—	—	—
11	—	—	—
12	—	—	—
13	—	—	—

1031 Exchange Timeline & Identification Tracker

THE TWO DEADLINES

WHAT YOU HAVE IDENTIFIED

THE THREE IDENTIFICATION RULES

BOOT AND GAIN

REVERSE EXCHANGE PARKING

Identification Log

Want it as a spreadsheet you own?

1031 Exchange Timeline & Identification Tracker: the full workbook

Email me these results

	Day number after closing	Inside the 45 days?	% of what you sold
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	Day number after closing	Inside the 45 days?	% of what you sold
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	Day number after closing	Inside the 45 days?	% of what you sold
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