Real Estate Investing Glossary
Cost Segregation
Last reviewed 2026-07-15
Cost segregation is a study that reclassifies parts of a building into 5-, 7-, and 15-year property, front-loading depreciation deductions.
What is cost segregation?
Cost segregation is an engineering-based tax study that breaks a property into components the IRS allows to depreciate faster than the building itself. While a residential structure depreciates over 27.5 years, items like carpeting, appliances, cabinetry, and specialty electrical qualify as 5-or-7-year personal property, and land improvements like fencing, landscaping, and driveways qualify as 15-year property. A study typically shifts 20% to 35% of a property’s basis into these faster buckets.
The payoff multiplies when bonus depreciation applies, which permits a large first-year write-off of qualifying property with recovery periods of 20 years or less. With bonus depreciation available, a study can convert hundreds of thousands of dollars of basis into an immediate deduction, generating paper losses that shelter substantial income for investors who can use them under the passive activity rules (or as real estate professionals).
Studies cost roughly $2,000 to $10,000+ depending on property size, so the economics favor properties with enough basis, often $500,000 and up, though streamlined studies serve smaller rentals too. The caveats: accelerated deductions mean recapture at sale (taxed at ordinary rates for personal property), reduced deductions in later years, and limited value if passive-loss rules trap the losses. It is a timing play, powerful when the time value of tax deferral and current tax brackets line up.
Worked example
An investor buys a $1,000,000 rental (building basis $800,000). A cost segregation study allocates $200,000 to 5-, 7-, and 15-year property. With 60% bonus depreciation, year-one deductions jump from about $29,000 (straight-line only) to roughly $140,000, sheltering over $110,000 of additional income in the first year.
Frequently asked questions
- Is cost segregation worth it for a small rental property?
- Sometimes. Traditional engineered studies costing $5,000+ rarely pencil for a $200,000 rental, but streamlined and software-driven studies now serve smaller properties for $500 to $2,500. The deciding factors are whether you can actually use the losses (passive activity limits trap them for many W-2 investors), your tax bracket, and how long you plan to hold, sell in two years and recapture claws much of it back.
- Does cost segregation increase my taxes when I sell?
- It accelerates deductions rather than creating new ones, so at sale you face recapture on what you claimed, and recapture on 5-, 7-, and 15-year property is taxed at full ordinary rates (not the 25% cap that applies to building depreciation). A 1031 exchange defers this, and long holds dilute it. The strategy wins on time value: a large deduction today is worth more than the same dollars repaid years later.
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