Cost Segregation Calculator 2026
See how much you could save with accelerated depreciation on your commercial or rental property. Calculate your Year 1 tax savings instantly.
3,847+
Properties Analyzed
$18,400
Avg. Year 1 Savings
4.9/5
User Rating
“This calculator helped me see I was leaving $22K on the table.”
— David R., Real Estate Investor
Cost Segregation Calculator
Calculate your accelerated depreciation tax savings
Depreciable basis: $600,000
Without Study
$21,818
Year 1 depr.
With Study
$70,429
Year 1 depr.
Year 1 Savings
$15,555
at 32% bracket
Disclaimer: This calculator provides estimates for educational purposes only. Actual tax savings depend on your specific circumstances, property components, and a professional cost segregation study. Asset allocations shown are industry averages and may vary. Consult with a qualified CPA for personalized tax planning advice.
What This Calculator Shows You
Year 1 Tax Savings
See exactly how much you could save in the first year by accelerating depreciation deductions with a cost segregation study.
ROI Analysis
Compare study cost vs. tax savings. See your ROI multiplier and payback period to make an informed investment decision.
Candidate Score
Get a property qualification score based on value, type, bonus rate, and tax bracket to see if cost seg is right for you.
Bonus Depreciation Timeline
The OBBBA (July 2025) permanently restored 100% bonus depreciation for property placed in service after January 19, 2025.
How Cost Segregation Works
What is Cost Segregation?
Cost segregation is an IRS-approved tax strategy that accelerates depreciation deductions by reclassifying components of your building into shorter recovery periods. Instead of depreciating your entire property over 27.5 years (residential) or 39 years (commercial), you can depreciate certain components over 5, 7, or 15 years.
What Gets Reclassified?
A cost segregation study typically identifies three categories of property that qualify for faster depreciation:
- 5-Year Property (Personal Property): Carpeting, appliances, specialty lighting, decorative fixtures, cabinetry, and certain electrical components
- 15-Year Property (Land Improvements): Parking lots, sidewalks, landscaping, fencing, outdoor lighting, and drainage systems
- Building Structure: The remaining components continue to be depreciated over 27.5 or 39 years
The Bonus Depreciation Advantage
What makes cost segregation especially powerful is bonus depreciation. The One Big Beautiful Bill Act (OBBBA, signed July 2025) permanently restored 100% bonus depreciation for property placed in service after January 19, 2025:
- 2022 and earlier: 100% bonus depreciation
- 2023: 80% bonus depreciation
- 2024: 60% bonus depreciation
- 2025 and beyond: 100% bonus depreciation (OBBBA permanent)
With 100% bonus depreciation permanently restored, cost segregation remains a powerful strategy for maximizing Year 1 tax savings on real estate investments.
Who Should Consider Cost Segregation?
Cost segregation is most beneficial for property owners who:
- Own commercial property or residential rental property
- Have a property value of $300,000 or more
- Are in the 32% or higher federal tax bracket
- Plan to hold the property for at least 5-7 years
- Have other income to offset with the deductions
Frequently Asked Questions
What is cost segregation?
Cost segregation is a tax strategy that allows commercial and residential rental property owners to accelerate depreciation deductions by reclassifying building components into shorter recovery periods (5, 7, or 15 years instead of 27.5 or 39 years). This front-loads tax deductions, providing significant cash flow benefits in the early years of ownership.
How much does a cost segregation study cost?
A cost segregation study typically costs between $5,000 and $15,000 for most properties, depending on size and complexity. Properties valued at $500K-$1M usually cost $5,000-$8,000, while larger properties ($1M-$3M) cost $8,000-$15,000. The study usually pays for itself many times over in Year 1 tax savings.
What is bonus depreciation and how does it work with cost segregation?
Bonus depreciation allows you to deduct a large percentage of the cost of certain assets in the year they are placed in service. The TCJA originally phased bonus from 100% (2018-2022) down to 80% (2023) and 60% (2024). The One Big Beautiful Bill Act (OBBBA, July 2025) permanently restored 100% bonus depreciation for property placed in service after January 19, 2025. Cost segregation identifies assets eligible for bonus depreciation, maximizing your immediate tax benefits.
What properties qualify for cost segregation?
Most commercial properties and residential rental properties with a depreciable basis of $300,000 or more are good candidates. This includes office buildings, retail spaces, warehouses, apartment buildings, rental homes, and mixed-use properties. Properties with higher values and those in the 32%+ tax brackets see the best returns.
What is depreciation recapture and how does it affect cost segregation benefits?
Depreciation recapture is a tax on the accelerated depreciation when you sell the property. It is taxed at 25% for real estate (Section 1250 gain). However, cost segregation still provides a net benefit because: (1) you get the tax savings upfront and can invest them, (2) the time value of money means paying later is better than paying now, and (3) strategies like 1031 exchanges can defer or eliminate recapture entirely.
Related Resources
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