Real Estate
1031 Exchange Timeline & Identification Tracker
Your 45-day and 180-day deadlines, the three identification rules, and the boot math
What it does
Inside the workbook.
The clock is the product. Miss 45 days and the exchange is over.
WHAT YOU GET
- A 5-tab workbook: START HERE · THE CLOCK · ID LOG · DASHBOARD · FAQ
- 1 chart that update themselves as you type
- Realistic example figures already filled in, so you can watch it work before you replace them
- A plain-English START HERE guide built into the file, plus a 13-question FAQ
WHY THIS ONE
- Works in FREE Google Sheets. Also opens in Excel. No add-ons.
- One-time purchase. No subscription, no account, no upsell.
- Nothing connects to your bank or your software. You type the numbers in yourself.
- Input cells are unlocked and formulas are protected so a stray paste cannot break the math — and there is NO password, so you can unlock and change anything.
- Every formula was opened in a calculation engine, fully rebuilt, and checked against values worked out independently of the file. If one disagreed, it would not be on sale.
HOW IT WORKS
1. Download and open the file. Nothing to unzip.
2. Read the START HERE tab — about two minutes.
3. Type your numbers over the examples in the blue cells.
GOOGLE SHEETS
File > Import > Upload > choose the file > Replace spreadsheet. No XLOOKUP, no LAMBDA, nothing that breaks on import.
INSTANT DOWNLOAD
Available immediately after purchase under Purchases and Reviews. Nothing ships.
REFUNDS AND SUPPORT
Instant digital downloads cannot be returned automatically through Etsy. Message me — if something is broken or not what you expected, I will fix it or refund you.
AI DISCLOSURE
This workbook was built with AI assistance. Every formula in it was then opened in a calculation engine and tested against independently calculated values before it was listed. The math is checked, not assumed.
This is a digital file only. No physical item will be shipped.
The proof
Every figure, worked out twice.
Before this workbook was listed it was opened in a calculation engine, rebuilt, and every headline figure was compared to a value computed independently in code from the same seed inputs. This is an excerpt of that ledger.
- BuildGenerated from a written spec, opened in a calculation engine, fully rebuilt.
- RecomputeEach figure worked out again in code — never read back from the sheet.
- CompareCell by cell, to a stated tolerance. One disagreement and it does not go on sale.
| Sheet | Cell | Expected | Calculated | Figure | |
|---|---|---|---|---|---|
| THE CLOCK | F5 | 46,293 | 46,293 | ✓ | 45-day identification deadline |
| THE CLOCK | F6 | 46,428 | 46,428 | ✓ | 180-day closing deadline |
| THE CLOCK | F12 | 5 | 5 | ✓ | Properties identified, withdrawn e |
| THE CLOCK | F13 | 3,480,000 | 3,480,000 | ✓ | Total identified value |
| THE CLOCK | F14 | 1,650,000 | 1,650,000 | ✓ | Value actually closed |
| THE CLOCK | F15 | 1 | 1 | ✓ | Rows delivered after day 45 |
| THE CLOCK | F18 | 3,700,000 | 3,700,000 | ✓ | 200% cap |
| THE CLOCK | F19 | 220,000 | 220,000 | ✓ | Room left under the 200% cap |
Questions
Before you buy.
Is this tax or legal advice?
No, and it cannot be. It is a spreadsheet doing calendar arithmetic and dollar arithmetic on numbers you type in. It does not know your entity, your state, your basis history or your return. Confirm every date and every figure with your qualified intermediary and your tax advisor before you act on it. An exchange is won or lost on documents, not on a spreadsheet.
Where do the 45-day and 180-day numbers come from?
IRS Fact Sheet FS-2008-18, Like-Kind Exchanges Under IRC Section 1031, published at irs.gov. It is a US government work in the public domain, so it is quoted directly in START HERE and you can pull it up and check the wording yourself. The fact sheet is also blunt about extensions: the limits cannot be extended for any circumstance or hardship except in the case of presidentially declared disasters.
Why is the 180-day cell sometimes earlier than 180 days?
Because the rule is 180 days OR the due date of your return for the year of the sale, with extensions, whichever is earlier. Sell in the fourth quarter without extending and the return date arrives first. That is why the return due date is its own blue input cell - change it and watch the closing deadline move.
Where do the three identification rules come from?
Treasury Regulation section 1.1031(k)-1(c)(4). The IRS fact sheet points at them without spelling them out, saying only to follow the IRS guidelines for the maximum number and value of properties that can be identified. The sheet tests all three - three-property, 200 percent and 95 percent - and names the one you are currently relying on. You only need to satisfy one.
Why does the identified count ignore some of my rows?
Rows with status Withdrawn are left out of the count and out of the 200% total, because a properly revoked identification is not an identification. Anything delivered after day 45 is flagged separately in the rows-delivered-after-day-45 cell - the sheet counts it, but a late delivery does not identify anything. Revocations have their own written formalities; ask your intermediary how they want it done.
Does it work in free Google Sheets?
Yes. Every workbook is built with an older, universal formula vocabulary so it imports into free Google Sheets without add-ons, and it opens in Excel as well. You get both in one purchase.
How was it tested?
The workbook was opened in a calculation engine, fully rebuilt, and 29 figures were compared to values worked out independently in code from the same seed inputs. One disagreement would have stopped the release. An excerpt of that ledger is on this page.
Get it
1031 Exchange Timeline & Identification Tracker — $24.99
Instant download on Etsy. Google Sheets and Excel versions in the same purchase. No subscription, ever.
Educational estimates only. These calculators and workbooks do the arithmetic on the figures you enter; they are general-purpose tools, not financial, investment, tax, legal, lending, insurance or construction advice, and no result is a quote, an offer, or a guarantee of any outcome. Results depend entirely on your inputs and assumptions. Verify anything you intend to rely on with a licensed professional — a CPA, attorney, lender, licensed contractor, or your own agent. WorkbookBarn and Marcos Gil accept no liability for decisions made using these tools. Marcos Gil is a licensed Kentucky real estate agent (License No. 296259) and is not a lender, CPA or attorney.