45-Day Identification Period
Strategic guidance for the critical 45-day identification window in your 1031 exchange. We help investors identify qualifying replacement properties before the IRS deadline expires.
Related Services
Property Identification
Nationwide sourcing of single tenant NNN retail and shopping center properties across all 50 states. We help 1031 exchange buyers quickly find high quality replacement properties with credit tenants, predictable income, and minimal management.
Three-Property Rule
Expert guidance on the IRS three-property rule allowing 1031 exchange investors to identify up to three replacement properties regardless of their combined fair market value.
200 Percent Rule
Guidance on the IRS 200 percent rule enabling 1031 exchange investors to identify more than three replacement properties, as long as their combined value does not exceed 200% of the relinquished property.
180-Day Closing Coordination
End-to-end closing coordination ensuring your 1031 exchange is completed within the mandatory 180-day window. We manage timelines, lender requirements, and escrow milestones.
Frequently Asked Questions
What happens if I miss the 45-day identification deadline in my 1031 exchange?
If you miss the 45-day identification deadline, your entire 1031 exchange fails. There are no extensions, even for weekends or holidays, unless the IRS declares a federally recognized disaster in your area. Once the deadline passes without a valid identification letter, the exchange proceeds held by your qualified intermediary become taxable, and you will owe capital gains taxes on the sale of your relinquished property. This is why our team begins sourcing single tenant NNN retail and other replacement properties in all 50 states well before your relinquished property closes.
How do I properly identify replacement properties within the 45-day window?
You must deliver a written identification notice to your qualified intermediary or another party involved in the exchange (not a disqualified person) within 45 calendar days. The notice must unambiguously describe each property using a legal description, street address, or distinguishable name. For single tenant NNN retail properties, we include the tenant name, address, and parcel number. The identification can be delivered by mail, fax, or email depending on your qualified intermediary's requirements. We coordinate every detail to ensure your identification letter is compliant and delivered on time.
Can I change my identified properties after submitting the 45-day notice?
Yes, you can revoke and replace identified properties, but only within the original 45-day window. Once the 45th day passes, your identification is locked. Any replacement property you ultimately acquire must be one that was properly identified in your notice. This is why we recommend identifying the maximum number of properties allowed under your chosen rule, whether it is the three-property rule, 200 percent rule, or 95 percent exception. This approach provides maximum flexibility for Washington DC investors navigating competitive markets.