1031 Like-Kind Exchange Calculator 2026

Boot recognition, deferred gain, new basis computation. Cash boot, mortgage relief boot, personal property boot. 45-day identification / 180-day closing deadlines. Depreciation recapture on replacement. Form 8824.

IRC 1031 - like-kind exchangeIRC 1031(b) - boot recognitionIRC 1250 - depreciation recapture45/180-day deadlinesForm 8824

Identification Deadline

45 Days

From closing on relinquished property. Identify replacement property in writing. IRC 1031(a)(3)(A). No extensions regardless of circumstances.

Exchange Deadline

180 Days

From closing on relinquished property (or tax return due date if earlier). Must close on replacement property. IRC 1031(a)(3)(B). Both deadlines run simultaneously.

Relinquished Property (Property Being Sold)

Sale Price ($)

Adjusted Basis ($)

Original cost minus accumulated depreciation. The lower the basis, the larger the deferred gain.

Accumulated Depreciation ($)

Total depreciation taken since acquisition. Subject to 1250 unrecaptured gain at 25% rate upon eventual disposition.

Selling Costs ($)

Broker commissions, closing costs, QI fees, legal fees. Reduce amount realized.

Mortgage on Relinquished Property ($)

Debt relieved. Mortgage relief is boot unless offset by new mortgage on replacement property. IRC 1031(b).

Replacement Property (Property Being Acquired)

Replacement Property Purchase Price ($)

To fully defer all gain: replacement value must be >= net sale price (after costs) AND debt assumed must be >= debt relieved.

New Mortgage on Replacement ($)

Debt assumed on replacement property. Offsets mortgage relief boot from relinquished property debt.

Cash Paid Out of Pocket ($)

Additional cash you pay toward the replacement property above exchange proceeds. Adds to replacement property basis but is not boot.

Exchange Results · Form 8824

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