1031 exchange calculators
Run the numbers on your sale — tax savings, deadlines, and what you need to reinvest.
Available calculators
Capital Gains Tax Calculator
Estimate the federal + state capital gains tax, depreciation recapture, and NIIT you'd owe on a sale — and how much a 1031 exchange could defer.
Calculate my tax →
1031 Deadline Calculator
Enter your sale date to see your 45-day identification and 180-day closing deadlines and the days remaining.
Check my deadlines →
Replacement Property Calculator
Find out how much equity and debt you need to replace to fully defer your gain — a specialist will run it with you.
Get my numbers →Which calculator should you use?
They answer different questions, and most people need both at some point in a sale.
Start with the tax calculator if you are deciding
If you have not committed to selling yet, the first question is how much a straight sale would actually cost you. That number is usually larger than people expect, because it is not one tax but four stacked on top of each other: federal long-term capital gains, depreciation recapture at up to 25%, the 3.8% net investment income tax, and your state's own rate. The calculator adds all four and shows the total against what a deferred exchange would preserve.
Use the deadline calculator once a date exists
The moment your sale closes, two clocks start and neither can be paused: 45 calendar days to formally identify replacement property, and 180 calendar days to close on it. They run concurrently, not back to back, and they include weekends and holidays. Enter your closing date and you will see both dates and how many days remain.
What these tools do and don't do
Both are estimating tools built to help you frame a conversation with your own advisors — not to replace one.
- •They use current federal brackets and a state rate you supply. Rates change, and some states apply surtaxes or clawback rules the simple rate misses.
- •They assume a straightforward sale of investment property held long-term. Instalment sales, partnership splits, mixed-use property, and 1031s that are part-cash all change the answer.
- •They cannot see your other income, carried-forward losses, or prior exchanges — all of which move the final number.
- •Nothing here is tax advice. Take the output to your CPA and let them model your actual return.
If the estimate is large enough to matter, the next step is usually understanding what a deferral actually requires. Our guide to the 45- and 180-day deadlines covers the timing rules, and depreciation recapture explained covers the part most people forget to budget for.