Identification
Within 45 calendar days you must identify your replacement property in writing, delivered to your QI. Most exchangers use the three-property rule; the 200% rule allows more, if the math holds.
Beta
For investors doing a 1031 exchange
Two deadlines decide whether you defer the tax — or pay it.
You have 45 days to identify replacement property and 180 days to close. Miss either one and a fully tax-deferred exchange becomes a fully taxable sale. 1031brain tracks both clocks, tells you exactly what's due next, and keeps you and your Qualified Intermediary on the same page.
1031brain is in beta — we're onboarding exchangers alongside our partner Qualified Intermediaries, by request.
The two clocks
Both start the day your sale closes. Neither one stops.
The IRS gives no extensions for a missed identification. Most exchangers track these dates in a spreadsheet, a calendar reminder, or their own memory — which is exactly how six-figure tax bills happen.
Closing
You have 180 days from the same closing date to actually acquire what you identified. Only property on that locked list is eligible — which is why the day-45 list has to be right.
The exchange fails
A failed exchange is not a delay — it is a taxable sale. Capital gains and depreciation recapture come due on a transaction you had structured to defer entirely.
How it works
Answer once. See the whole exchange.
-
1
Tell us about the sale
A guided intake walks through the property, your numbers, and whether you actually qualify — before you're in too deep to change course.
-
2
Get your dates and your numbers
Both deadlines are computed from your closing date, with an estimate of what you defer if the exchange succeeds — and what it costs if it doesn't.
-
3
Identify, correctly
List your replacement candidates and we enforce the rules as you go. Submit, and your identification letter goes to your QI to acknowledge — timestamped.
-
4
Close with your QI
Documents, messages, and every remaining step live in one thread with the QI holding your proceeds. No more wondering who has the ball.
What you get
One calm view of a high-stakes deadline.
A countdown you can trust
Days remaining to day 45 and day 180, always visible, with email reminders as each one closes in.
Guided identification
The three-property and 200% rules enforced by the system, a generated identification letter, and your QI's timestamped acknowledgement.
Every document in one place
Encrypted storage for what you upload and what your QI sends back. No more digging through email threads for a settlement statement.
A direct line to your QI
One thread per exchange, so questions get answered where the deal actually lives.
Don't have a QI yet?
We'll match you with a partner Qualified Intermediary — the independent party the IRS requires to hold your proceeds.
Know what's next
A single current step at any moment. When the ball is in your QI's court, it says so.
For Qualified Intermediaries
Run every exchange from one dashboard.
If you're a QI running deals out of Outlook reminders and a shared drive, we built the other half of this for you: every exchange in one list, your own checklist template dropped into each new deal, and an exchanger who can finally see their own status without calling you to ask.
Talk to us about partnering-
Every deal, one screen. Sorted by what's closest to a deadline, not by what came in last.
-
Your process, templated. Build your checklist once; it lands in every new exchange automatically.
-
Fewer status calls. Your exchangers can see their own deadlines, documents, and next step.
Your 45 days have already started.
If you've closed on an investment property — or you're about to — the clock is running. Let's make sure you're counting it correctly.
Request early accessOr email us directly at hello@1031brain.com.