The 1031 clock: 45 days, 180 days
Sell a rental through a 1031 exchange and two clocks start the day the sale closes. Ron Phillips maps all 180 days, from the closing table to the next deed, and where exchanges usually break.
Save your seat
We’ll send your join link and a calendar invite. No spam, and you can opt out anytime.
Can’t make it live? Register anyway — we’ll send the recording.
The rules are simple. The calendar isn't.
Most investors plan a 1031 around the sale. They pick the moment to list, negotiate the price, and start looking for the next property once the money is sitting with the intermediary. That order runs the clock backward. Both deadlines start the day the sale closes, and 45 days is about as long as one typical closing takes. The exchange is decided by how ready the next purchase is.
Give the next purchase a head start and the 180 days have room in them. Start it at closing and you're racing the calendar.
The questions Ron answers
What does the clock protect?
Take a rental bought for $200,000 and sold for $350,000. That's a $150,000 gain, and federal capital gains tax on it can top $30,000, depending on your bracket. An exchange keeps that money invested in the next property. The tax is deferred, not erased.
Lineage is not a tax advisor. Talk to your CPA about your own situation.
When does the clock start?
The day your sale closes. Both deadlines run from that date at the same time, in calendar days, and day 45 doesn't care that it's a Saturday. Your intermediary is signed before closing and the proceeds go straight to them, because money that lands in your own account ends the exchange.
Lineage is not a tax advisor. Talk to your CPA about your own situation.
What has to happen by day 45?
You name the next property in writing to your intermediary. The common rules allow up to three properties of any value, or more than three if their combined value stays within 200% of what you sold. Put a backup on the list. After day 45, you can only buy what's on it.
Lineage is not a tax advisor. Talk to your CPA about your own situation.
What has to happen by day 180?
You close on a property from your list. The deadline is day 180 or your tax return due date, whichever comes first, so a late-year sale can mean filing an extension. To defer the full gain, the next property should be worth at least as much and carry at least as much debt.
Lineage is not a tax advisor. Talk to your CPA about your own situation.
Where do exchanges break?
An estimated 8% to 10% of 1031 exchanges fail, mostly between day 45 and day 180, when a deal falls through. A typical closing takes 30 to 45 days, so a second try may not fit. The slack comes from properties already inspected and underwritten, with lending, insurance, and title running side by side.
Live Q&A
Then we open it up and answer your questions live.
No pitch, no upsell, and no property pushed at you at minute 25.
What this session is not
Ron Phillips, CEO of Lineage
Ron has spent more than 20 years buying rental property and helping other investors do the same. He has built six companies, one of which landed in the top 25% of the Inc. 5000. He is a national speaker and a best-selling author. He still owns rental property, which is why this session sounds like a conversation with a peer and not a seminar.
He spent those years as the connective tissue between the brokers, lenders, insurers, and property managers who each hold one piece of a deal. In 2024 he co-founded Lineage to put those pieces in one place.
The Lineage founding team has helped more than 6,000 investors complete over $1.5 billion in transactions (as of Q1 2026). Lineage is a new company. The experience behind it isn’t.
Save your seat
We’ll send your join link and a calendar invite. No spam, and you can opt out anytime.
At least two sessions a month
Lunch & Learn runs on Thursdays at 1pm ET / 10am PT, at least twice a month. Every session is 30 minutes, ends with live Q&A, and is free to attend.
Next up is DSCR loans explained, Thursday, November 19.
Can’t make it live? Register anyway. We’ll send the recording straight to your inbox.
Common questions
Yes. Free to attend, free to watch later.
30 minutes, plus time for questions at the end.
No. Register and we’ll send the recording. Live is better if you want to ask Ron something directly.
It’s built for investors who already invest and are deciding whether rental property earns a place in the portfolio. If you’ve owned property for years, you’ll still get the math. You won’t get talked down to either way.
No catch. Lineage makes money one way, a flat $749 when you buy a property through us, and only when you close. This session is education. If you want to talk to someone afterward, you can. If not, watch and go.
Yes. We save time at the end for live Q&A.
Can’t make it live? Register anyway.
We’ll send the recording straight to your inbox.