Maximize Your Real Estate Tax Benefits
Compare cost segregation services from top providers. Save thousands on your taxes with expert engineering and accounting analysis.
How It Works
Get started in minutes and unlock significant tax savings on your real estate investments.
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Submit Your Property Details
Provide basic information about your real estate investment in under 2 minutes.
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Get Multiple Quotes
Receive competitive pricing and terms from qualified cost segregation providers.
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Compare & Choose
Review proposals side-by-side and select the best provider for your needs.
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Maximize Tax Savings
Work with your chosen provider to accelerate depreciation and reduce tax liability.
Is my asset class eligible?
Cost segregation applies to many investment property types — not primary residences. See the full list and details in our FAQ.
Why Cost Segregation?
Transform your real estate investment into immediate tax savings.
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Increase Cash Flow
Accelerate depreciation deductions and reduce current year tax liability by up to 30%.
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IRS Compliant
All providers deliver audit-ready reports that meet IRS cost segregation requirements.
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Fast Turnaround
Most studies are completed within 2-4 weeks, allowing you to claim savings quickly.
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Expert Providers
Compare quotes from certified engineers and tax professionals with proven track records.
Why Real Estate Investors Trust Us
CostSegTrust connects you with the nation's most qualified cost segregation specialists. Our network of certified engineers and tax professionals have helped property investors unlock millions in tax savings through compliant, audit-ready cost segregation studies.
Whether you own commercial buildings, multi-family properties, or single-family rentals, our platform makes it simple to compare providers and choose the right partner for your investment. Cost segregation applies to investment real estate — including multifamily, medical offices, short-term rentals, and commercial properties — not primary residences.
Partnering with Industry Leaders
We've carefully vetted each provider in our network to ensure they meet the highest standards for engineering expertise, tax knowledge, and customer service. You'll receive multiple quotes from qualified firms, making it easy to find the best value for your specific property type and timeline.
Frequently Asked Questions
Get answers to common questions about cost segregation.
What are the benefits of a cost seg study?
A cost segregation study provides substantial financial benefits for property owners by accelerating depreciation deductions on your real estate investment. Instead of depreciating your entire property over 27.5 or 39 years, the study identifies components that can be depreciated over 5, 7, or 15 years. This acceleration results in significant tax savings in the early years of ownership, dramatically improving your cash flow.
Does cost segregation affect past tax filings?
Yes, cost segregation can benefit past tax years through a "look-back" study. The IRS allows you to catch up on missed depreciation by filing Form 3115 (Change in Accounting Method), claiming all missed deductions in a single year without amending prior returns.
Can a regular CPA conduct the study?
No. The IRS requires that cost segregation studies be performed by qualified professionals with expertise in both engineering and tax law. Your CPA implements the study results on your tax return, but the analysis must be performed by specialized cost segregation experts.
Can a cost seg study be done by the property owner?
No. The IRS requires cost segregation studies be conducted by independent, qualified professionals. Self-prepared studies lack credibility and would likely be rejected in an IRS audit.
How long does a cost segregation study take?
A typical cost segregation study takes 2-6 weeks from start to finish, depending on the property size and complexity. Some firms offer expedited services, completing studies in as little as 1-2 weeks.
What type of assets can be cost segregated?
Cost segregation applies to investment real estate — not primary residences. Asset classes that commonly benefit include: Short Term Rentals; Hotels & Motels; Shopping Centers; Ranch & Agricultural; Warehouse Facilities; Apartment Complexes; Nursing Homes; Office Buildings; Self Storage Facilities; Restaurants; Gas Stations; Industrial Manufacturing; Medical Offices; and Student Housing. Properties valued at $500,000 or more usually see the best return. A free estimate only needs your property price, purchase date, and address.
FAQ: Cost Segregation & 100% Bonus Depreciation (2026)
See the full FAQ at /faq.
What changed for bonus depreciation in 2026?
Under the old TCJA phase-down, 2026 would have been about a 20% bonus year. The One Big Beautiful Bill Act permanently restored 100% bonus depreciation for qualified property acquired after January 19, 2025. IRS Notice 2026-11 is the guidance owners and CPAs are using now.
What does a cost segregation study do?
It is an engineering study that allocates building cost into MACRS classes — moving eligible components into shorter lives (often 5, 7, or 15 years) so more basis can take bonus depreciation in year one. The building shell stays on 27.5-year (residential) or 39-year (commercial) schedules. Land is never depreciable.
Is cost segregation a tax credit?
No. It accelerates depreciation timing (cash-flow timing). It is not a tax credit. Primary residences do not qualify.
What typically “moves” vs what “stays”?
Moves (often bonus-eligible): finishes, FF&E, appliances, specialty systems, parking, landscaping, site improvements. Stays long: foundation, framing, roof, general building systems. Never depreciable: land.
Can you give an example?
Illustrative only — $10M apartment (27.5-year): ~$363,636 year-one depreciation with no study vs ~$2,200,000 with cost seg + 100% bonus (~$1,836,364 additional). Actual results vary by basis, land allocation, component mix, and whether your CPA can use the deduction.
What date traps should owners watch?
1. A binding contract on or before Jan 19, 2025 may keep you on the old TCJA schedule even if you close later. 2. State conformity — federal 100% does not automatically mean your state matches. Confirm both with your CPA.
What do owners usually get wrong?
Assuming the whole building writes off in year one; skipping a study; ignoring passive loss / REPS / STR usability; not comparing providers on fee, reclass assumptions, inspection, and audit support.
We bought years ago and never did a study — too late?
Often not. Many owners use Form 3115 with a §481(a) catch-up in the current year — CPA-driven. Historic bonus rates apply for that property’s timing; it is not a free upgrade to 2026’s 100%.
How do I get a free estimate from CostSegTrust?
Send three inputs: property price, purchase date, and address. CostSegTrust compares vetted providers so you can shop fee, scope, and method — then pick. Start at costsegtrust.com.
Get a free estimate — all we need is your property price, purchase date, and address.
Educational only — not tax, legal, accounting, or investment advice. Your CPA decides usability.
Articles
Cost segregation for warehouses, logistics & self-storage — racking, units, specialty lighting, climate or process HVAC, docks, security, and site work are often shorter-lived than the 39-year shell. Cost segregation separates those pieces so qualified short-life property can take accelerated depreciation.
Cost segregation in 2026: why 100% bonus changes the math — under the old TCJA phase-down, 2026 would have been a ~20% bonus year. That path is gone for new acquisitions, and cost segregation is how you unlock year-one write-offs under permanently restored 100% bonus depreciation.
Why CPAs should compare three cost segregation providers — comparing three qualified providers on the same file is how price discovery and aggressiveness become visible before anyone signs.
Browse all educational posts at /articles.
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