Key Tax Reporting Deadlines in 2026
For most taxpayers, 2025 tax returns are due in Spring 2026, with specific deadlines depending on the type of filer. Understanding both filing timelines and basic reporting requirements can help avoid penalties and ensure transactions — including 1031 Exchanges — are properly reported. Since 1031 Exchanges can be filed by different entities, we’ve listed the corresponding deadlines for each type below.
General Tax Return Filing Deadlines
| Filer Type | Standard Deadline | Extension Deadline |
| Individuals | April 15, 2026 | October 15, 2026 |
| Farmers/Ranchers | March 2, 2026 (if no estimated tax paid)
April 15, 2026 (if estimated tax payment was made by January 15th, 2026) |
October 15, 2026 |
| Partnerships & S-Corps | March 16, 2026 | September 15, 2026 |
| Corporations (Calendar Year) | April 15, 2026 | October 15, 2026 |
Main Tax Considerations for 1031 Exchanges Conducted in 2025
Awareness of tax filing deadlines goes hand in hand with understanding which components of a 1031 Exchange can influence your filing timeline.
Ongoing Exchanges Started After October 18th, 2025
Exchangers that sold a Relinquished Property after October 18th, 2025, will need to file and extension using Form 4868 for their 2025 tax return in order to get the full 180-day Exchange Period. If an extension is not filed, the exchange period ends on the date their tax return is due, April 15th for individuals and corporations.
Completed Exchanges That Spanned Two Tax Years
For exchanges initiated after July 5, 2025, the 180-day exchange period extends into 2026 unless Replacement Property is acquired prior. Even if the exchange is completed prior to the Exchangers tax due date, the exchange will be reported in the year the exchange is completed, so it will be reported on 2026 taxes to be filed in 2027.
Example: An investor sells a Relinquished Property on August 1, 2025, the 45-day identification deadline is September 15, 2025, and the 180-day exchange deadline would be January 28, 2026. Even though the exchange started in 2025 and the Replacement Property is acquired in January 2026 prior to the tax due date, the exchange will be reported on the 2026 tax return
Failed 1031 Exchanges
If an exchange fails due to missed identification or failure to acquire Replacement Property by the exchange deadline the returned proceeds are taxable and generally reported in the year received. An investor is entitled to treat the receipt of those funds under the installment sale rules under Section 453 I, allowing recognition of gain in a subsequent tax year. If the investor has gains to offset the receipt of the funds in the year in which the relinquished property was sold, the investor can make a special election to have the receipt of such funds be reported for the year of the sale of such property.
Example: An investor sells a Relinquished Property on December 15, 2025, and the proceeds are held by a Qualified Intermediary. The 45-day identification deadline is January 29, 2026 and the 180-day acquisition deadline is June 13, 2026. If the investor properly identifies Replacement Property in January 2026 but ultimately fails to acquire the property by the June 13, 2026 deadline. The exchange would fail and the Qualified Intermediary would release the exchange funds to the investor in June 2026. Because the investor does not receive the proceeds until 2026, the gain is generally taxable in 2026, not 2025.
“Boot” in 1031 Exchanges
If an Exchanger does not reinvest all proceeds from the sale of the Relinquished Property into the Replacement Property, the leftover exchange funds are called “boot”. Boot is taxable in the year received with the exception of Depreciation Recapture tax which is due in the year of the sale.
Reporting 1031 Exchanges
As with all completed 1031 exchanges, the transaction must be reported on Form 8824 with the Exchangers federal income tax return, which provides the IRS with a detailed record of both the structure and timing of the exchange. The form requires taxpayers to disclose the date the Relinquished Property was sold, the date(s) Replacement Property was identified, and the date the Replacement Property was acquired, allowing the IRS to confirm compliance with the 45-day identification and 180-day exchange requirements.
By keeping key dates in mind, properly completing Form 8824, and coordinating with a trusted CPA or tax advisor, you can ensure your exchange is reported correctly and in compliance with the updated tax rules.
H.R. 1 Legislative Updates Impacting 2025 Taxes
In July 2025, H.R. 1, also known as The One Big Beautiful Bill (OBBBA), was signed into law. Some of the changes in acted by it could impact a taxpayers 2025 taxes, including:
Permanent Tax Cuts and Jobs Act (TCJA) income tax rates: Individual income tax rates (10%-37%) will not sunset.
Higher standard deduction: The expanded TCJA standard deduction is now permanent and increased for 2025 (approximately $15,750 for single filers and $31,500 for joint filers), reducing taxable income for many households.
Temporary State and Local Tax (SALT) deduction relief: The SALT deduction cap increased from $10,000 to $40,000 for 2025, providing meaningful relief for itemizers in high-tax states, with phaseouts at higher income levels.
New approved deductions (2025–2028): Eligible taxpayers may benefit from new deductions for qualified overtime pay, certain tip income, a temporary senior deduction (age 65+), and interest on qualified U.S.-assembled vehicle loans.
Expanded family tax credits: The Child Tax Credit increased to roughly $2,200 per child for 2025 and is now indexed for inflation, modestly improving benefits for families. Business tax certainty preserved the 20% Qualified Business Income (QBI) deduction was made permanent, and key business expensing provisions were preserved or expanded for pass-through owners and small businesses.
Charitable giving rules adjusted: Non-itemizers can deduct charitable contributions (up to $2,000 for joint filers), while new limits apply for itemizers and corporations, making strategic giving more important.
Filing your 2025 tax return in 2026 after completing a 1031 Exchange requires close attention to reporting requirements, filing deadlines, and recent legislative changes under H.R. 1. While H.R. 1 does not directly alter the rules governing 1031 Exchanges, its broader tax provisions may reduce overall tax liability for many individual filers, so it is helpful to stay informed. Whether your exchange was completed successfully, spanned multiple tax years, or resulted in taxable “boot,” accurate documentation and timely filing remain essential to preserving deferral benefits and avoiding penalties.
As always, Exchangers should work closely with their CPA, tax advisor, or other professional to ensure accurate reporting and compliance when filing 2025 tax returns in 2026. For a complete list of current tax deadlines and forms, consult the IRS website.