Your 1031 exchange resource ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏ ͏
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The IRS can extend certain time-sensitive tax deadlines in connection with a federally declared disaster by issuing a notice, guidance, or IRS News Release (an “IRS Notice”). These IRS Notices often extend 1031 deadlines as set forth in Revenue Procedure 2018-58 (Rev. Proc.): irs.gov/pub/irs-drop/rp-18-58.pdf
Recently, the IRS issued notices AZ-2024-09, NY-2024-13, SD-2024-14, and NM-2024-07 in connection with severe storms and flooding in portions of Arizona, New York, South Dakota, and New Mexico that may extend your 1031 deadlines pursuant to the Rev Proc. The dates of these disasters and current disaster areas are set forth in the chart below. All of the IRS's notices can be found on the IRS website here: irs.gov/newsroom/tax-relief-in-disaster-situations. Included at the bottom of this email is a chart of recent federally declared disasters for which the IRS has provided 1031 deadline extensions. The IRS periodically updates and revises the IRS Notices, which may include changes to the disaster areas and extended dates. Taxpayers should review the information directly on the IRS website for additional IRS Notices and updates and revisions. Taxpayers should consult their tax advisor to determine their eligibility for an extension and alert their Exchange Counselor as soon as possible of any extended 1031 deadlines.
Taxpayers meeting the definition of “Affected Taxpayer” are eligible for both the Section 6 and Section 17 extensions, regardless of the relinquished property and/or replacement property location and must choose which extension option to proceed under. The definition of “Affected Taxpayer” includes individuals who live, and businesses whose principal place of business is located, in the covered disaster area (described in the IRS Notice). The Section 17 extension is also available to taxpayers who are having difficulty meeting their 1031 deadlines due to the disaster (See Rev. Proc. Section 17.02(b)(ii) for examples of such “difficulty”).
Section 6 of the Rev. Proc. allows certain taxpayers to extend certain 1031 deadlines to the extended date provided in this IRS Notice. Section 17 of the Rev. Proc. allows certain taxpayers to extend certain 1031 deadlines to 120 days OR the extended date provided in this IRS Notice– whichever is later (however, this extension cannot go beyond one year or the due date for the taxpayer’s tax return for the year of the sale, as extended). Learn more about 1031 disaster extensions here: https://apiexchange.com/disaster-relief/
Consult with your tax advisor to determine if an extension applies to your exchange and alert your Exchange Counselor as soon as possible!
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State
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Disaster Date
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IRS Notice’s Extended Date
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Disaster Area
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New Mexico NM-2024-07
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10/19/24
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5/1/25
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Chaves County (as of November 13, 2024) |
South Dakota SD-2024-14
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7/13/24
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2/3/25
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Cheyenne River Reservation in South Dakota (as of November 12, 2024) |
New York NY-2024-13
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8/8/24
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2/3/25
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Saint Regis Mohawk Reservation in Upstate New York (as of November 12, 2024) |
Arizona AZ-2024-09
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11/6/24
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2/3/25
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Havasupai Tribe in the state of Arizona (as of November 6, 2024) |
Alaska AK-2024-08
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8/5/24
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5/1/25
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City and Borough of Juneau (as of October 25, 2024) |
Florida FL-2024-10
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10/5/24
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5/1/25
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Alachua, Baker, Bradford, Brevard, Broward, Charlotte, Citrus, Clay, Collier, Columbia, DeSoto, Dixie, Duval, Flagler, Gilchrist, Glades, Hamilton, Hardee, Hendry, Hernando, Highlands, Hillsborough, Indian River, Lafayette, Lake, Lee, Levy, Madison, Manatee, Marion, Martin, Miami-Dade, Monroe, Nassau, Okeechobee, Orange, Osceola, Palm Beach, Pasco, Pinellas, Polk, Putman, Sarasota, Seminole, St. Johns, St. Lucie, Sumter, Suwannee, Taylor, Union, and Volusia counties (as of October 11, 2024) |
Washington WA-2024-09
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6/22/24
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2/3/25
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The Confederated Tribes and Bands of the Yakama Nation (as of October 3, 2024) |
Georgia GA-2024-08
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9/24/24
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5/1/25
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All 159 counties (as of October 1, 2024) |
So. Carolina SC-2024-08
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9/25/24
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5/1/25
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All 46 counties (as of October 1, 2024) |
No. Carolina NC-2024-08
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9/25/24
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5/1/25
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The entire state of North Carolina (as of October 1, 2024) |
Alabama AL-2024-05
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9/22/24
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5/1/25
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All 67 counties (as of October 1, 2024) |
Virginia VA-2024-01
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9/25/24
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5/1/25
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City of Albemarle, Appomattox, Bedford, Bland, Botetourt, Bristol City, Buchanan, Buckingham, Carroll, Charlotte, Covington City, Craig, Danville City, Dickenson, Floyd, Galax, Giles, Grayson, Greene, Lee, Madison, Montgomery, Nelson, Norton City, Patrick, Pittsylvania, Pulaski, Radford City, Roanoke City, Russell, Scott, Smyth, Tazewell, Washington, Wise, and Wythe counties (as of October 29, 2024) |
Tennessee TN-2024-01
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9/26/24
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5/1/25
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Carter, Claiborne, Cocke, Grainger, Greene, Hamblen, Hancock, Hawkins, Jefferson, Johnson, Sevier, Sullivan, Unicoi and Washington counties (as of November 5, 2024) |
Florida FL-2024-08
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9/23/24
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5/1/25
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Alachua, Bay, Bradford, Calhoun, Charlotte, Citrus, Collier, Columbia, Dixie, Escambia, Franklin, Gadsden, Gilchrist, Gulf, Hamilton, Hernando, Hillsborough, Holmes, Jackson, Jefferson, Lafayette, Lee, Leon, Levy, Liberty, Madison, Manatee, Marion, Monroe, Okaloosa, Pasco, Pinellas, Santa Rosa, Sarasota, Sumter, Suwannee, Taylor, Union, Wakulla, Walton, and Washington counties (as of October 3, 2024) |
Illinois IL-2024-01
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7/13/24
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2/3/25
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Cook, Fulton, Henry, St. Clair, Washington, Will, and Winnebago counties (as of October 1, 2024) |
Pennsylvania PA-2024-02
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8/9/24
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2/3/25
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Cambria, Cameron, Elk, Indiana, Lycoming, Potter, Sullivan, Susquehanna, Tioga, Union, Wayne, and Wyoming counties (as of November 12, 2024) |
Louisiana LA-2024-03
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9/10/24
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2/3/25
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All Louisiana parishes (as of Sept. 13, 2024) |
Connecticut CT-2024-11
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8/18/24
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2/3/25
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Fairfield, Litchfield, and New Haven counties (as of October 4, 2024) |
New York NY-2024-08
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8/18/24
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2/3/25
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Suffolk County (as of October 4, 2024) |
U.S. Virgin Islands VI-2024-01
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8/13/24
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2/3/25
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The islands of St. Croix, St. John, St. Thomas, and Water Island (as of October 4, 2024) |
South Dakota SD-2024-13
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6/16/24
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2/3/25
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Aurora, Bennett, Bon Homme, Brule, Buffalo, Charles Mix, Clay, Davison, Douglas, Gregory, Hand, Hanson, Hutchinson, Jackson, Lake, Lincoln, McCook, Miner, Minnehaha, Moody, Sanborn, Tripp, Turner, Union, and Yankton counties (as of October 4, 2024) |
Puerto Rico PR-2024-05
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8/13/24
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2/3/25
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All 78 municipalities in Puerto Rico (as of October 4, 2024) |
Vermont VT-2024-01
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8/8/24
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2/3/25
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Addison, Bennington, Caledonia, Chittenden, Essex, Franklin, Grand Isle, Lamoille, Orange, Orleans, Rutland, Washington, Windham, and Windsor counties (as of October 4, 2024) |
Minnesota MN-2024-01
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6/16/24
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2/3/25
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Blue Earth, Brown, Carver, Cass, Cook, Cottonwood, Dodge, Faribault, Fillmore, Freeborn, Goodhue, Houston, Itasca, Jackson, Lake, Le Sueur, Martin, McLeod, Mower, Murray, Nicollet, Nobles, Pipestone, Redwood, Renville, Rice, Rock, St. Louis, Sibley, Steele, Wabasha, Waseca, Watonwan, and Winona counties (as of October 31, 2024) |
No. Carolina NC-2024-07
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8/5/24
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2/3/25
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Alamance, Alleghany, Anson, Beaufort, Bertie, Bladen, Brunswick, Cabarrus, Camden, Carteret, Caswell, Chatham, Chowan, Columbus, Craven, Cumberland, Currituck, Dare, Davie, Davidson, Duplin, Durham, Edgecombe, Forsyth, Franklin, Gates, Granville, Greene, Guilford, Halifax, Harnett, Hertford, Hoke, Hyde, Iredell, Johnston, Jones, Lee, Lenoir, Martin, Mecklenburg, Montgomery, Moore, Nash, New Hanover, Northampton, Onslow, Orange, Pamlico, Pasquotank, Pender, Perquimans, Person, Pitt, Randolph, Richmond, Robeson, Rockingham, Rowan, Sampson, Scotland, Stanly, Stokes, Surry, Tyrrell, Union, Vance, Wake, Warren, Washington, Wayne, Wilkes, Wilson and Yadkin counties (as of August 9, 2024) |
So. Carolina SC-2024-07
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8/4/24
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11/1/24
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All 46 counties in South Carolina (as of August 9, 2024) |
Florida FL-2024-07
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8/1/24
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2/3/25
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Alachua, Baker, Bay, Bradford, Brevard, Calhoun, Charlotte, Citrus, Clay, Collier, Columbia, DeSoto, Dixie, Duval, Escambia, Flagler, Franklin, Gadsden, Gilchrist, Glades, Gulf, Hamilton, Hardee, Hendry, Hernando, Highlands, Hillsborough, Holmes, Jackson, Jefferson, Lafayette, Lake, Lee, Leon, Levy, Liberty, Madison, Manatee, Marion, Monroe, Nassau, Okaloosa, Okeechobee, Orange, Osceola, Pasco, Pinellas, Polk, Putnam, Santa Rosa, Sarasota, Seminole, St. Johns, Sumter, Suwannee, Taylor, Union, Volusia, Walton, Wakulla and Washington counties (as of August 9, 2023) |
Georgia GA-2024-07
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8/4/24
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2/3/25
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Appling, Atkinson, Bacon, Ben Hill, Berrien, Brantley, Brooks, Bryan, Bulloch, Burke, Camden, Candler, Charlton, Chatham, Clinch, Coffee, Colquitt, Cook, Crisp, Decatur, Dodge, Echols, Effingham, Emanuel, Evans, Glynn, Grady, Irwin, Jeff Davis, Jefferson, Jenkins, Johnson, Lanier, Laurens, Liberty, Long, Lowndes, McIntosh, Mitchell, Montgomery, Pierce, Richmond, Screven, Tattnall, Telfair, Thomas, Tift, Toombs, Treutlen, Turner, Ware, Wayne, Wheeler, Wilcox, and Worth counties (as of August 9, 2024) |
Kentucky KY-2024-03
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5/21/24
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2/3/25
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Adair, Allen, Ballard, Barren, Bell, Breckinridge, Butler, Caldwell, Calloway, Carlisle, Christian, Clay, Clinton, Crittenden, Cumberland, Edmonson, Estill, Fulton, Garrard, Graves, Grayson, Green, Greenup, Harlan, Hart, Hickman, Hopkins, Jackson, Knox, Larue, Laurel, Lee, Leslie, Livingston, Logan, Lyon, Marshall, McCracken, McCreary, McLean, Meade, Menifee, Metcalfe, Monroe, Muhlenberg, Ohio, Owsley, Perry, Pulaski, Rockcastle, Russell, Simpson, Todd, Trigg, Warren, Washington, Wayne, Whitley, and Woodford counties (as of August 22, 2025) |
Missouri MO-2024-14
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5/19/24
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2/3/25
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Barry, Bollinger, Butler, Carter, Howell, Madison, McDonald, New Madrid, Oregon, Reynolds, Ripley, Scott, Shannon, Stoddard, and Texas counties (as of July 29, 2024) |
Texas TX-2024-08
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7/5/24
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2/3/25
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Anderson, Angelina, Aransas, Austin, Bowie, Brazoria, Brazos, Burleson Calhoun, Cameron, Camp, Cass, Chambers, Cherokee, Colorado, Dewitt, Fayette, Fort Bend, Freestone, Galveston, Goliad, Gregg, Grimes, Hardin, Harris, Harrison, Hidalgo, Houston, Jackson, Jasper, Jefferson, Kenedy, Kleberg, Lavaca, Lee, Leon, Liberty, Madison, Marion, Matagorda, Milam, Montgomery, Morris, Nacogdoches, Newton, Nueces, Orange, Panola, Polk, Refugio, Robertson, Rusk, Sabine, San Augustine, San Jacinto, San Patricio, Shelby, Trinity, Tyler, Upshur, Victoria, Walker, Waller, Washington, Webb, Wharton and Willacy counties (as of July 22, 2024) |
West Virginia WV-2024-04
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4/11/24
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11/1/24
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Boone, Brooke, Doddridge, Gilmer, Hancock, Kanawha, Lincoln, Marshall, Ohio, Roane, Tyler, Wetzel and Wood counties (as of July 10, 2024) |
Mississippi MS-2024-11
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4/8/24
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11/1/24
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Hancock, Hinds, Humphreys, Madison, Neshoba, and Scott counties (as of June 27, 2024) |
Iowa IA-2024-08
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616/24
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11/1/24
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Buena Vista, Cherokee, Clay, Des Moines, Dickinson, Dubuque, Emmet, Floyd, Harrison, Howard, Humboldt, Jackson, Kossuth, Lyon, Mitchell, Monona, O'Brien, Osceola, Palo Alto, Plymouth, Pocahontas, Pottawattamie, Scott, Sioux, Winnebago, Winneshiek, Woodbury, and Worth and Wright counties (as of August 28, 2024) |
New Mexico NM-2024-05
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6/17/24
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11/1/24
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Lincoln, Otero, Rio Arriba and San Juan counties (as of July 12, 2024) |
Florida FL-2024-06
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5/10/24
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11/1/24
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Baker, Columbia, Gadsden, Hamilton, Jefferson, Lafayette, Leon, Liberty, Madison, Santa Rosa, Suwannee, Taylor, and Wakulla counties (as of July 17, 2024) |
Oklahoma OK-2024-02
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5/19/24
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11/1/24
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Blaine, Caddo, Cluster, Delaware, Jackson, Mayes, Muskogee, Roger Mills, Rogers and Woods counties (as of July 17, 2024) |
Arkansas AR-2024-01
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5/24/24
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11/1/24
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Baxter, Benton, Boone, Carroll, Fulton, Greene, Madison, Marion, Nevada, Randolph, and Sharp counties (as of June 13, 2024) |
West Virginia WV-2024-03
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4/2/24
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11/1/24
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Boone, Brooke, Cabell, Fayette, Hancock, Kanawha, Lincoln, Marshall, Nicholas, Ohio, Preston, Putnam, Tyler, Wayne and Wetzel counties (as of June 7, 2024) |
Kentucky KY-2024-02
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4/2/24
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11/1/24
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Boyd, Carter, Fayette, Greenup, Henry, Jefferson, Jessamine, Mason, Oldham, Union, and Whitley counties (as of June 7, 2024) |
Iowa IA-2024-04
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5/20/24
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11/1/24
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Adair, Adams, Buena Vista, Butler, Calhoun, Cedar, Cherokee, Clay, Dallas, Franklin, Hamilton, Hancock, Harrison, Humboldt, Iowa, Jackson, Jasper, Kossuth, Marshall, Mitchell, Montgomery, Muscatine, Polk, Pottawattamie, Poweshiek, Shelby, Story, Tama, and Wright counties (as of June 28, 2024) |
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*This information is provided for convenience only and is only a partial list of IRS Notices and federally declared disasters. The IRS periodically updates and revises the IRS Notices, which may include changes to the disaster areas and extended dates. Taxpayers should consult with their tax advisor and review the information directly on the IRS website for additional IRS Notices and updates and revisions. irs.gov/newsroom/tax-relief-in-disaster-situations
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