45 Day Sprint

The Fort Worth forty five day identification sprint is built for investors who need calendar control, reminder discipline, and documented proof of contact from the moment the relinquished property closes, since the forty five calendar day identification window is the single least flexible deadline in a Section 1031 exchange. We build a day by day calendar starting on the closing date, track every candidate property added to the search, and maintain written proof of contact logs so an investor can demonstrate exactly when and how each identification communication occurred if the exchange is ever questioned on audit.

Building The Calendar From Day One

The forty five day clock begins running on the date the relinquished property closes and counts calendar days, not business days, with no extension for weekends or federal holidays except under limited disaster relief declarations from the Internal Revenue Service. We start the calendar the moment closing is scheduled, working backward from day forty five to identify key milestones, including when a property search should begin, when a written identification letter needs to be drafted, and when it needs to reach the Qualified Intermediary with time to spare before the deadline itself. Investors in Fort Worth juggling a property search across multiple submarkets, from Alliance industrial product to Near Southside medical office, benefit from having a single calendar that tracks every candidate against this shared deadline.

Reminder Stack And Proof Of Contact Logs

We maintain a reminder stack that flags key dates at set intervals before day forty five, giving an investor enough lead time to finalize a written identification list rather than scrambling in the final days of the window. Every communication related to identification, including emails to the Qualified Intermediary, broker correspondence about candidate properties, and any written identification letter itself, is logged with a timestamp, creating a documented record that can matter if the Internal Revenue Service ever questions whether identification was delivered in writing and on time. We recommend delivering the identification letter to the Qualified Intermediary with several days of buffer before the deadline, since mail delays, technical issues with electronic delivery, or a simple oversight can otherwise turn a compliant exchange into a failed one.

Because the identification deadline is unforgiving, our sprint service is built around redundancy, meaning we help an investor maintain more than one viable candidate wherever possible under the three property rule or the two hundred percent rule, so a single property falling out of contract does not jeopardize the entire exchange. We coordinate this calendar and reminder structure directly with the investor's Qualified Intermediary, attorney, and certified public accountant throughout the forty five day window.

We also help investors prepare a contingency plan for the scenario where every identified candidate falls through before the forty five day deadline, which, while uncommon, does happen, particularly in a competitive market where multiple buyers are pursuing the same limited pool of quality replacement properties. This contingency planning includes identifying a broader secondary list of candidates that can be substituted into the written identification quickly if needed, since a revised identification delivered before day forty five remains valid even if it replaces an earlier version, as long as the final list reaches the Qualified Intermediary before the deadline itself. We also review with investors how the disaster relief provisions the Internal Revenue Service has issued in past years for federally declared disasters could apply if a relevant event affects the transaction, since these provisions can extend both the forty five day and one hundred eighty day deadlines under specific circumstances, though investors should not plan around this relief being available and should instead treat the standard deadlines as firm. For investors juggling identification across multiple submarkets simultaneously, we also track submission format requirements, since some Qualified Intermediaries have specific preferred formats for a written identification letter, and confirming this format in advance avoids last minute confusion in the final days before day forty five when there is little room left to correct a formatting issue.

This service provides educational and administrative coordination support only, and it is not tax, legal, or investment advice. Because Texas has no state income tax, the deferral achieved through a properly completed exchange applies to federal capital gains tax and federal depreciation recapture only.