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Accelerated Depreciation, Section 179, and 1031 Exchanges in the New Tax Landscape

Depreciation remains one of the most powerful tax planning tools available to real estate investors and business owners. When used strategically, it can significantly reduce taxable income and strengthen cash flow. It can also accelerate deductions into the years when they provide the greatest value. 

Recent legislation under the One Big Beautiful Bill Act restored 100% bonus depreciation, dramatically expanding opportunities for investors to front-load deductions through cost segregation studies and other accelerated strategies. At the same time, Section 179 limits have increased significantly, allowing businesses to immediately expense larger amounts of qualifying property. 

It is also important to note that the energy-efficient commercial building deduction under Section 179D is currently scheduled to expire for projects that begin construction after June 30, 2026. 

Understanding how these provisions interact (particularly when properties are later sold or exchanged) can make a substantial difference in long-term tax outcomes. 

As we head toward the end of February 2026 and tax season 2025, many real estate investors are reviewing their tax strategies for the year ahead. At Veritax Advisors, one of the most common questions we receive is whether a cost segregation study (CSS) is truly worth the investment. This effective tax-planning tool can significantly accelerate depreciation deductions and improve cash flow, but it’s not the right fit for every property or every investor.

In the evolving landscape of tax regulations, Tangible Property Regulations (TPR) continue to play a pivotal role in determining how businesses treat expenditures on tangible assets like buildings and equipment. The BAR test (Betterment, Adaptation, Restoration) remains the cornerstone for classifying costs as either immediately deductible repairs or capital improvements that must be depreciated over time. Established under the final regulations (Treas. Reg. § 1.263(a)-3) effective since 2014, these rules have seen no major overhauls through 2026, but their interplay with other strategies has never been more powerful.

How the Latest IRS Clarification Affects Cost Segregation Studies

At Veritax Advisors, we're always on the lookout for updates that can help our clients optimize their tax strategies and improve cash flow. The recent release of IRS Notice 2026-11 on January 14, 2026, marks a significant shift in depreciation rules, courtesy of the One Big Beautiful Bill Act (OBBBA). This notice provides interim guidance on the now-permanent 100% additional first-year depreciation deduction under IRC Section 168(k), bringing back one of the best aspects of the 2017 TCJA.

How Cost Segregation Can Boost Your Bottom Line in Iowa 

Hey there, Iowa property owners, if you're in the real estate game, you know the drill: squeezing every bit of cash flow while keeping those tax bills in check is what ensures things stay on track. Cost segregation is a smart tax strategy that's often overlooked but can really speed up your depreciation deductions. And if you're based in Iowa, you're in luck because your state plays nice with federal tax rules, making this even more rewarding.  

A Deeper Dive: Think Turbo Tax on Steroids  

 In our last post, we unpacked the major pitfalls of “do it yourself” (DIY) cost segregation studies. These drawbacks include error-prone classifications and audit nightmares, to the time suck and lackluster support just to mention a few. But let's go deeper into this subject. After chatting with investors, scouring forums, and reflecting on the unhinged world of self-service tax hacks, I've uncovered even more reasons why going solo could backfire spectacularly. We'll weave in a fresh analogy to TurboTax (spoiler: it's a great fit), and tackle those nagging "what ifs" like botched answers and rework fees. If you're still tempted by that $500 online tool, read on - your portfolio might thank you. 

Why Going Solo Might Cost You More 

As a real estate investor or property owner, you're likely always on the hunt for ways to optimize your tax savings. Enter the cost segregation study, a powerful IRS-approved strategy that breaks down the cost of your property into components with shorter depreciation lives. This can offer massive upfront deductions, especially when paired with bonus depreciation, potentially slashing your tax bill by tens or even hundreds of thousands of dollars in the first year. 

A Guide for Real Estate Investors and Business Owners

If you've been studying real estate investing or business tax strategies, you've likely stumbled across the term "cost segregation study." It's a powerhouse tool that can accelerate depreciation deductions, potentially saving you thousands, or even tens of thousands of dollars in taxes. Amid the excitement, there is a common recurring question: Who exactly handles a cost segregation study?  

As a commercial property owner in Virginia, you're no stranger to the complexities of managing real estate investments. From rising operational costs to fluctuating market conditions, every dollar counts. But what if there was a strategic way to accelerate your depreciation deductions, increase cash flow, and reduce your federal income tax liability while staying fully compliant with IRS guidelines? Enter cost segregation, a proven tax strategy helping investors across the Commonwealth maximize their returns.   

A Guide for Highly Compensated Medical Doctors 

Medical doctors earning high annual W-2 wages can leverage the short-term rental (STR) loophole, to significantly reduce their taxable income. Below are five real estate-related tax strategies, with a focus on the STR loophole and other relevant options, tailored to high-income professionals like doctors who may not qualify for Real Estate Professional Status (REPS). These strategies assume active involvement and compliance with IRS rules.