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Florida 1031 Exchange: Rules, 45-Day and 180-Day Deadlines
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Last updated November 14, 2026. Citations come from the Florida statutes and official agency pages linked in Sources. Where we could not confirm something on an official page, we say so.
A 1031 exchange requires you to identify replacement property within 45 days and receive it within 180 days, and only real property held for business or investment qualifies. These are IRS rules, not Florida rules.
IRS rules we confirmed
- The replacement property for the exchange must be identified within 45 days after the property being given up is transferred. (IRS Instructions for Form 8824 (2026))
- The replacement property must be received within 180 days, or by the due date of the tax return (including extensions), whichever is earlier. (IRS Instructions for Form 8824 (2026))
- For 2018 and later years, section 1031 like-kind exchange treatment applies only to exchanges of real property held for use in a trade or business or for investment, other than real property held primarily for sale. (IRS Instructions for Form 8824 (2026))
- If you make a deferred exchange using a qualified intermediary (QI), the transfer of the property given up and receipt of like-kind property is treated as a like-kind exchange. (IRS Instructions for Form 8824 (2026))
- The exchange is reported on Form 8824 (identification date reported on line 5; receipt date on line 6; related-party question on line 7). (IRS Form 8824 and Instructions)
Selling a house in Florida?
We buy Florida houses as-is, with no commission, no repairs and no closing costs to you.
What we could not confirm
- IRS Real Estate Tax Tips page and Publication 544 passages not captured (extraction returned nothing).
- Florida doc stamp treatment of exchange deeds not confirmed beyond s. 201.02 consideration definition.
- A primary residence does not qualify (held primarily for personal use); this follows from the investment/business-use wording above but no IRS sentence stating it was quoted.
How to sell a house in Florida when this applies to you
- Find out what the title company needs. For an inherited or transferred house, that usually means the recorded document that shows who owns it today.
- Get a payoff for any mortgage and the amount of any unpaid property tax. Both are paid from the sale proceeds at closing.
- Compare offers on what you net after repairs, commissions and closing costs, not on the headline price.
- If you want a fast, simple closing, ask for a written cash offer. We buy houses as-is, with no repairs and no agent commission. See how we buy houses in Florida.
Florida 1031 Exchange FAQ
What are the 1031 deadlines?
45 days to identify and 180 days (or the return due date, if earlier) to receive the replacement property.
Can I use a 1031 on my home?
No. For 2018 and later years it applies only to real property held for business or investment.
Can I sell my Florida house as-is?
Yes. A cash buyer purchases as-is, and the title company pays any mortgage and unpaid property tax from the proceeds at closing.
Sources
This guide is general information, not legal or tax advice. Laws, forms and fees change, so confirm details with the official office or a Florida tax professional.
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