Does the IRS require a site visit for cost segregation?

No. The IRS Audit Techniques Guide says detailed engineering is the preferred approach, meaning component-level cost allocation using recognized databases. It does not require someone to physically enter your property.

Can I do a cost segregation study on a property I bought years ago?

Yes. Your CPA files Form 3115 (change of accounting method) and you take all the missed accelerated depreciation in the current tax year - not amended returns. If you bought a rental years ago and never did a cost segregation study, you can claim all missed depreciation in one shot on this year's return.

Is 100% bonus depreciation still available?

Yes. The One Big Beautiful Bill Act (July 2025) permanently restored 100% bonus depreciation for 2025 and beyond. All 5-year, 7-year, and 15-year components can be fully deducted in year one.

What's the difference between a full engineering study and an automated report?

Full engineering studies use human engineers who review your property and classify each component by hand. Automated reports use the same cost databases and IRS depreciation framework, but software does the cataloguing. For standard residential properties, the execution variance between the two tends to be small relative to the price difference. Where the difference matters most is on complex commercial properties — unusual basis allocations, specialty MEP, mixed-use ratios — where direct engineering judgment changes the deduction outcome.

Updated May 2026 · 27 providers reviewed

Cost Segregation Market Guide 2026

Q: How much should a cost segregation study cost?

Traditional firms charge $3,000-$15,000. Automated providers charge $500-$1,500. For a standard rental house, anything over $2,000 is paying for brand name, not study quality. Commercial properties with specialized systems may justify higher pricing because the analysis is genuinely harder.

Three different jobs. Three different picks.

Reviewed against IRS Pub 946 and the IRS Cost Segregation Audit Techniques Guide · Cost Segregation Reviews Editorial Board · Last reviewed May 2026

Reviewed by Cost Segregation Reviews Editorial Board · Last reviewed: May 2026 · Methodology

Three numbered property reports beside an evaluation checklist with a magnifying glass, illustration of how we rank cost segregation providers

Cost Seg Smart

8.0/10

$495 entry tier, same federal methodology (Rev. Proc. 87-56, IRS Pub 5653) as $5K+ providers. The 10× spread buys documentation depth, not a bigger deduction.

Cheapest full-study pricing
Audited against IRS Pub 5653
60-day money-back guarantee

Read review → Order →

Cost Segregation Authority

8.0/10

Strongest audit-defense claim in the industry: zero IRS adjustments across 30K+ studies. In-house engineers + CPAs review every report.

Zero IRS adjustments / 30K+ studies
20+ yrs; in-house engineering + CPA
§179D / §45L incentives bundled

Read review →

Operator's product · Sub-$1M STR/Residential · see methodology

costsegsmart.com · Founded 2025

Operator-owned, see disclosure.

Cost Seg Smart

8.0/10

Built for the segment big firms qualify out of (traditional engineering firms min: $1.5M+). $795 buys the same federal classification a $5K provider produces, minus the unrequired site visit.

Tiers cover $200K–$2M residential
STR FF&E calibrated to vacation rentals
Under-1-hour turnaround

Read review → Order →

Engineered Tax Services

7.8/10

25 yrs · 75K+ studies · $2B+ saved · 98% satisfaction. Named case studies with disclosed dollar amounts. AICPA member.

75K+ studies / $2B+ saved
Named case studies with $ amounts
AICPA member · CPA partnership program

Read review →

Operator's product · Turnaround · see methodology

costsegsmart.com · Founded 2025

Operator-owned, see disclosure.

Cost Seg Smart

8.0/10

Under 1 hour. Only firm in the 27-provider dataset that publishes turnaround time. Industry benchmark is 4–8 weeks. Engineer signs off on each report before delivery.

Under 1 hr vs. industry 4–8 wks
Engineer signs every report
No site visit (Pub 5653 doesn't require one)

Read review → Order →

How the top 4 compare on the things that actually matter.

Eight rows of objective, verifiable facts. No spin, every value reflects what the provider publishes on their own site or has confirmed to industry reports. Where ties exist, they're listed as ties.

Criterion	Cost Seg Smart	traditional engineering firms	Engineered Tax Services	Cost Segregation Authority
Residential STR study price	$495–$895	$3,500+ (quote-only)	$3,000–$12,000 (FAQ-disclosed)	$6,000–$12,000 (industry-reported)
Published turnaround time	Under 1 hour	4–6 weeks (industry benchmark)	"Schedule consultation"	"Schedule consultation"
Methodology basis	IRS Pub 5653	IRS Pub 5653	IRS Pub 5653	IRS Pub 5653
Audit defense scope	Included w/ named scope	Included	"Audit support materials in deliverables"	Zero IRS adjustments / 30K+ studies
Engineer sign-off	Every study	Every study (CCSP-credentialed)	Every study (licensed engineering firm)	Every study (in-house engineers + CPAs)
Sample report available	Public download	Request only	Request only	Request only
Pricing transparency	Published tiers on site	Quote-only	Quote-only (FAQ-acknowledged range)	Quote-only
Target property size	$200K–$3M	$1.5M+ qualifier	$1M+ commercial bias	$1M+ multifamily / commercial

Cost Seg Smart wins 4 of 8 rows on objective facts (price, turnaround, sample report, pricing transparency). Cost Segregation Authority wins audit defense on the zero-adjustment track record. traditional engineering firms and ETS lead on credibility-by-volume rather than head-to-head facts. All four apply the same federal methodology. Values reflect public claims as of May 2026.

Provider reviews

Every top-10 provider, in plain language.

The good, the bad, and when to skip them entirely. Click any row to expand.

Overview

The CPA-default firm. 30,000+ studies, biggest CCSP-certified team in the country, A+ BBB. Their staff helped write the IRS Audit Techniques Guide. Not "follow." Wrote. Real credibility on complex commercial and Tax Court defense. traditional engineering firms also runs costsegregation.com, their own DIY tool starting at $495, meaning traditional engineering firms itself agrees not every property needs the $5K+ treatment.

Bottom line

Best in class for complex commercial and industrial. Overkill and overpriced on a standard rental house. traditional engineering firms's own DIY tool is the better fit for that.

Visit traditional engineering firms ↗

Best for

Industrial properties. Specialized equipment, process piping, conveyor systems. An engineer walking the floor catches things satellite imagery misses.
Large commercial. Office, retail, hospitals. Misallocating $200K of components on these costs real money.
Institutional investors. When your LP deck needs to say "traditional engineering firms" in the tax strategy section.

Liked

25+ years, 30,000+ studies, A+ BBB rating
Staff helped author the IRS Audit Techniques Guide
Engineers have served as expert witnesses in Tax Court
DIY option at costsegregation.com for budget-conscious investors

Consider

$5K–$15K+ pricing, most expensive option for most investors
4–8 week turnaround is the slowest category
Mandatory site visits add cost and scheduling friction
Their own DIY tool undercuts the premium pricing argument

Pricing	$5K–$15K+	Turnaround	4–8 weeks
Site visit	Yes (standard)	Studies completed	30,000+

Overview

Every industry has That Guy on every podcast and forum thread. In cost segregation, that's Yonah Weiss. He founded R.E. Cost Seg and he's everywhere: LinkedIn, BiggerPockets, podcasts you've never heard of. That level of visibility usually makes us suspicious. Yonah knows his stuff. His content teaches instead of just generating leads.

The company has done 15,000+ studies and claims an NPS above 90. The $950 Rapid Report is the entry product, but only for residential ≤4 units with depreciable basis under $800K and capex under $50K. It comes back in under a week. Every STR investing forum we checked points here first. They handle furnished rental FF&E better than most firms. If your Airbnb is full of furniture and decor, that's 5-year property, and a lot of firms just don't capture all of it.

Heads up on the scope: if your property is over $800K basis, has 5+ units, or has $50K+ in capex, the Rapid Report doesn't qualify. You're bumped to their $2,800+ Fully Engineered Residential, still less than traditional engineering firms ($5K+), but no longer a $950 ticket.

Bottom line

Own an Airbnb under $800K basis? This is probably your best bet. $950 Rapid Report, CPAs are comfortable filing it, and Yonah's team knows STR inside and out.

Visit R.E. Cost Seg ↗

Best for

STR / Airbnb owners. Their wheelhouse. The STR specialization isn't marketing fluff. They handle furnished rental FF&E better than most firms.
BiggerPockets community. If a podcast or BP thread sent you here, Yonah's name probably came up. Trust earned, not bought.
Residential investors. The $950 Rapid Report makes the math work on smaller properties (≤4 units, basis <$800K) where a $5K study never penciled out. Above $800K basis, you're in their $2,800+ Fully Engineered tier.

Liked

$950 Rapid Report, qualifying small residential only (≤4 units, basis <$800K, capex <$50K)
Best STR specialization we found anywhere
15,000+ studies, high satisfaction across the board
Yonah's content actually educates (rare for this industry)
Claim 100% audit defense success rate

Consider

Above the Rapid Report scope cap, properties are bumped to $2,800+ Fully Engineered Residential
Residential and STR only, don't bother calling about an office building
Rapid Report is software-driven, not a full engineering analysis
No longer the fastest option, automated providers deliver in hours

Pricing	$950 (Rapid, scope-capped) / $2,800+ (Engineered)	Turnaround	5–10 days / 3–4 wks
Site visit	Video call option	Studies completed	15,000+

Overview

We operate Cost Seg Smart. Take this review with that context. We score it the same way as everyone else, and you can decide if the ranking is fair. The disclosure banner is at the top of the page for a reason.

Newest company on the list (founded 2025) and the most automated. Order online. A 35–40 page report shows up in your email in under an hour. Uses industry-standard 2026 cost data, follows the IRS ATG methodology. Same engineering foundation as the firms charging $5,000–$15,000. A computer does the component analysis instead of a person walking through your living room with a tape measure.

On a standard rental house, that distinction matters less than the industry says. Cabinets are cabinets. Carpet is carpet. A kitchen island depreciates over 5 years whether software or a human classifies it. On something unusual like a converted church or a mixed-use with a restaurant downstairs, we'd want a human making judgment calls. The CPA-Ready Guarantee covers free revisions if your accountant wants changes.

Bottom line

$495–$895 vs. $5,000+. The tax outcome on a standard rental or STR comes out close to the same. The price gap is hard to ignore, especially if you own more than one.

Visit Cost Seg Smart ↗

Best for

STR / Airbnb owners. Speed and price. You're not waiting 4 weeks for a study on your vacation rental.
Single-family rental investors. Properties under $2M. Savings vs. a traditional firm: $3,000–$10,000 per study.
Portfolio investors. 5+ properties? The per-study savings compound fast. The pricing gap turns absurd at this scale.

Liked

$495 for sub-$300K properties, $895 up to $1M, cheapest pricing
Under one hour turnaround. We tested it.
CPA-Ready Guarantee (free revisions if your accountant wants changes)
Money-back guarantee
Pricing actually published on the website

Consider

No site visit. Not even as an upsell.
Founded 2025, that's brand new. No long track record yet.
Won't disclose total studies completed
Complex commercial / big multifamily, you probably want a human looking at it
Software doesn't exercise judgment on weird edge cases

Pricing	From $495	Turnaround	Under 1 hour
Site visit	No (remote observation)	Studies completed	Not disclosed

Overview

Two things stand out. First, they refund you if the IRS finds a problem with their work. Most firms offer "audit defense," which means a letter and maybe a call. Seneca puts money on the line. Second, they're the only firm on the list where hospitality is the core business instead of a side line. Hotels, resorts, restaurants, conference centers. Commercial kitchens, specialized HVAC, fast-turning FF&E, they know the breakdowns.

Bottom line

If you own a hotel, restaurant, or hospitality property, start here. Their refund guarantee backs it up.

Visit Seneca Cost Seg ↗

Best for

Hotel / resort owners. The most specialized hospitality option.
Restaurant owners. Restaurant buildouts have weird component mixes. Seneca knows them cold.
Commercial property owners. Strong across the board. Rush service helps near filing deadlines.

Liked

Refund guarantee on audit issues, rare and meaningful
Only firm with a real hospitality specialization
Rush service in about a week
Strong commercial and industrial track record

Consider

Pricing not published (estimated $3K–$10K)
No residential or STR focus
Standard turnaround 2–4 weeks
Smaller firm, less name recognition

Pricing	Est. $3K–$10K	Turnaround	2–4 wks; rush ~1 wk
Site visit	Yes	Studies completed	Not disclosed

Overview

CSSI claims 60,000+ studies, which would make them the highest-volume firm on this list. Around since 2003. Franchise model out of Indianapolis. A+ BBB. Forum sentiment splits by property type: commercial clients post happy reviews, residential clients post complaints about inflated savings estimates and aggressive sales follow-up.

Bottom line

Legit firm. Good at multifamily and commercial. The pricing, turnaround, and sales reputation kept them at #5.

Visit CSSI ↗

Best for

Multifamily owners. Their strongest category.
Commercial property owners. Office, retail, mixed-use. Franchise model means a local office.
Investors who want a big name. 60,000 studies and 23 years checks that box.

Liked

23+ years in business with A+ BBB rating
National coverage through regional franchise offices
Strong multifamily and commercial track record

Consider

$5K–$15K+ pricing puts them in the premium tier
Forum reports of initial estimates exceeding final results
Sales follow-up described as aggressive by multiple users
Google review count low relative to 60,000+ study claim

Pricing	$5K–$15K+	Turnaround	4–8 weeks
Site visit	Yes	Studies completed	60,000+ (claimed)

Overview

Big tax specialty firm out of Indianapolis. Cost seg is one of several services (R&D credits, 179D, fixed asset reviews). Midwest CPAs talk about them. Individual investors don't, because McGuire Sponsel doesn't market to them. It's a CPA-referral business.

Bottom line

Good firm. Your CPA has to recommend them. You won't find them on your own.

Visit McGuire Sponsel ↗

Best for

CPA-referred investors. If your accountant sent you here, trust that.
Multifamily / commercial. Their bread and butter.
Multiple tax services. R&D, 179D, fixed assets. One firm covers it if you need all of them.

Liked

Strong CPA reputation, especially Midwest
Multi-service firm
Accountants describe reports as thorough

Consider

Not set up for individual investors
Pricing not published, likely $5K–$15K+
Almost no public review data
No STR or residential specialization

Pricing	$5K–$15K+ (Est.)	Turnaround	4–8 weeks
Site visit	Yes	Studies completed	Not disclosed

Overview

Their whole pitch: nobody comes to your property. You do a "Smart Tour" yourself, a guided FaceTime walkthrough, combined with satellite imagery and assessor data. Mid-market pricing. 2–3 week turnaround.

Bottom line

Sits between full-service and automated. Decent middle ground if you want a human involved without paying $8K.

Visit Remote Cost Seg ↗

Best for

Out-of-state investors. Property 2,000 miles away? Smart Tour makes sense here.
Mid-market residential. More than pure automation, less than Tier 1 pricing.
Investors who want a human in the loop. The video walkthrough adds reassurance.

Liked

No-site-visit model keeps costs lower than traditional
Smart Tour adds a human element
2–3 week turnaround faster than most Tier 1
Good fit for out-of-state investors

Consider

$2K–$8K is still 3–10× what automated providers charge
You have to do the video walkthrough yourself
Unclear how much the video adds vs. assessor data
No publicly disclosed study volume

Pricing	Est. $2K–$8K	Turnaround	2–3 weeks
Site visit	Smart Tour (remote)	Studies completed	Not disclosed

Overview

The firm CPAs refer to when they want white-glove treatment on a commercial deal. No Instagram. No webinars. Pure CPA referral relationships since 2004.

Bottom line

If your accountant said "use Capstan," trust it. Otherwise this isn't for you.

Visit Capstan Tax ↗

Best for

CPA-referred commercial owners. Strong endorsement if your accountant points here.
Large commercial / industrial. Their sweet spot. Skip for residential.
White-glove preference. The firm feels like a law office, not a tech startup.

Liked

Strong CPA referral network
20+ years in business, focused on commercial
Detailed engineering methodology with site visits

Consider

Premium pricing ($5K–$10K+ estimated)
3–5 week turnaround
No residential or STR coverage
Basically requires a CPA introduction

Pricing	Est. $5K–$10K+	Turnaround	3–5 weeks
Site visit	Yes	Studies completed	Not disclosed

Overview

Not a pure cost seg shop. In-house engineers and CPAs, offices in four states, also runs HOA reserve studies. If you need cost seg and a reserve study for a condo association, the one-stop-shop angle could be useful.

Bottom line

Worth a look if you need multiple engineering services. For cost seg alone, we want to see more track record.

Visit Maven Cost Seg ↗

Best for

HOA / condo associations. Reserve study + cost seg in one firm.
Engineers + CPAs in-house. Both under one roof, fewer handoffs.
Multi-state owners. Offices in MI, CA, PA, CO.

Liked

In-house engineers and CPAs, rare combination
Also does HOA reserve studies
Four office locations

Consider

Founded 2020, relatively new
Cost seg pricing not prominently published
Very little public review data
More specialized options if you only need cost seg

Pricing	From $1,900	Turnaround	3–4 weeks
Site visit	Optional	Studies completed	Not disclosed

Overview

Cost seg arm of O'Connor & Associates, a big Texas property tax firm. O'Connor's main business is property tax protests. Cost seg runs on top of that infrastructure.

Bottom line

Cheap and backed by a real firm. Worth a call if you're price-sensitive. Pin them down on what the $500 tier actually delivers before paying.

Visit Expert Cost Seg ↗

Best for

Budget-conscious investors. $500 starting price is one of the lowest on this list.
Texas property owners. O'Connor is huge in Texas property tax. Natural extension.
Established parent preference. Decades of property data infrastructure.

Liked

Starting price around $500, very competitive
Backed by O'Connor & Associates, a large firm
Existing property data infrastructure

Consider

Unclear what the $500 tier actually includes
Very little public review data
Cost seg isn't their core business
Process details vague on the website

Pricing	From $500	Turnaround	Varies
Site visit	Optional	Studies completed	Thousands

The honest part

When NOT to use each provider.

Every firm has blind spots. Here's where each one falls short, including ours.

Provider Skip them if…

traditional engineering firmsYou own a standard rental house, STR, or small multifamily. Their own DIY tool sells for $495, paying $7K+ for the same property type is hard to justify when traditional engineering firms itself sells the cheaper version.

R.E. Cost SegYou need commercial coverage. They focus on residential and STR only. Also: the $950 Rapid Report only qualifies for residential ≤4 units, basis <$800K, capex <$50K. Above that, expect $2,800+ Fully Engineered Residential.

Cost Seg Smart*Your property is unusual (converted church, mixed-use with a restaurant downstairs). No site visit means no human judgment on edge cases.

Seneca Cost SegYou own a single-family rental. They specialize in hospitality and commercial, no residential focus.

CSSIYou prefer a low-pressure experience. Multiple forum users describe a more sales-driven process and inflated initial estimates.

McGuire SponselYou're shopping on your own. CPA-referral firm, you typically need an accountant introduction.

Remote Cost SegYou're price-sensitive. $2K–$8K is steep when automated options use the same IRS framework for $495–$895. The execution gap rarely covers the price gap on standard residential.

Capstan TaxSame as McGuire, CPA-only, no residential or STR.

Maven Cost SegYou need a proven track record. Founded 2020, limited public review data.

Expert Cost SegYou want full transparency on deliverables. Lower-tier offerings vary in scope. Get the deliverable in writing before committing.

* We operate Cost Seg Smart.

Across 27 providers, the average overall score is 7.4/10. Quoted prices run from $495 to $25,000+ for the same IRS Audit Techniques Guide methodology. The 50× spread is delivery model and report volume, not study quality.

The full ranking

All 27 providers, one sortable table.

Sorted by overall score. Use the filter to narrow by company name.

RankProviderRatingPricingTurnaroundSite visitProperty

01traditional engineering firmsTier 1 · National8.5$5K–$15K+4–8 weeksYesRSTRMCI

02R.E. Cost SegTier 2 · MF + traditional8.5$950 / $2,800+5–10 days / 3–4 wksVideo callRSTRM

03Cost Seg SmartTier 2 · Automated8.0From $495Under 1 hourOptionalRSTRMC

04Seneca Cost SegTier 2 · Hospitality8.0$3K–$10K2–4 wksYesMCI

05CSSITier 1 · Franchise7.5$5K–$15K+4–8 weeksYesRSTRMC

06McGuire SponselTier 1 · Multi-service7.5$5K–$15K+4–8 weeksYesMCI

07Remote Cost SegTier 2 · Remote-first7.5$2K–$8K2–3 weeksSmart TourRSTRMC

08Capstan TaxTier 1 · CPA partnership7.0$5K–$10K+3–5 weeksYesMCI

09Maven Cost SegTier 2 · Multi-service7.0From $1,9003–4 weeksOptionalRMC

10Expert Cost Seg (O'Connor)Tier 2 · Tax-firm offshoot7.0From $500VariesOptionalRMCI

11Moss Adams / Baker TillyTier 4 · Accounting firm7.0$8K–$25K+6–10 weeksYesMCI

12EisnerAmperTier 4 · Accounting firm7.0$8K–$25K+6–10 weeksYesMCI

13CostSegregation.comTier 5 · DIY (traditional engineering firms-owned)7.0From $495Self-serveNoR

14CostSegEZTier 5 · Self-serve7.0Low cost2 minutesNoRSTR

15Madison SPECSTier 1 · National6.5$5K–$15K+2–4 weeksYesRSTRM

16We Do Cost SegTier 2 · Mid-market6.5$2K–$8K~3 daysVariesMC

17Cherry BekaertTier 4 · Accounting firm6.5$8K–$25K+6–10 weeksYesMCI

18Dimov Tax & CPATier 4 · Accounting firm6.5$3K–$8K2–4 weeksVariesRSTRM

19Engineered Tax ServicesTier 1 · National6.0$5K–$15K+4–8 weeksYesRSTRMCI

20Titan EchoTier 5 · Subscription6.0SubscriptionMinutesNoRSTRC

21Segregation HoldingTier 2 · Mid-market5.5$3K–$10K4–6 weeksYesRMC

22Source AdvisorsTier 3 · Caution5.5$5K–$15K+4–8 weeksYesRMCI

23CostSegRxTier 3 · Caution5.0$2K–$8KNot disclosedVariesRMC

24Cost Segregation GuysTier 3 · Caution4.5$5K–$15K1–3 weeksYesRSTRMC

25DIY Cost SegTier 5 · Self-serve4.0$495 / $1,2955 minutesNoRSTRC

By property type

No single firm dominates every category.

A firm that nails hotels can flunk rental houses. We score each property type on its own. Best for STR ↗ Best for multifamily ↗ Best for commercial ↗ single-family rentals ↗ duplex & fourplex ↗ Airbnb hosts ↗ hotels ↗ online services ↗ audit defense ↗

Residential

SFR · duplex · condo

Top pick · Cost Seg Smart, 8.5

Three-way tie at 8.5; price + speed decides it

→

STR / Airbnb

vacation · short-term

Top pick · Cost Seg Smart, 8.5

Speed + price; R.E. Cost Seg close behind for FF&E-heavy STRs

→

Multifamily

5+ unit · portfolio

Top pick · R.E. Cost Seg, 8.5

Yonah's MF coverage; traditional engineering firms for institutional-scale

→

Commercial

office · retail · medical

Top pick · 9.0

Seneca close behind for hospitality

→

Industrial

warehouse · manufacturing

Top pick · 8.5

On-site engineering pays off here

→

ROI calculator

What will this actually save you?

Estimated year-one federal tax savings with 100% bonus depreciation. Simplified math, confirm with your CPA before filing.

Purchase price

$750,000

Total acquisition cost including land.

Land allocation

20%

Land is not depreciable, typical residential is 15–25%.

Property type

25% of building value typically reclassifies into 5/7/15-year buckets.

Marginal tax rate

37%

Combined federal + state marginal rate.

Estimated year-one tax savings

$55,500

100% bonus depreciation, placed in service 2025+

Depreciable basisPrice minus land $600,000

Reclassified to 5/7/15-yrShort-life components $150,000

Year-one deduction100% bonus $150,000

Order a $495 study →

What you actually keep, after the study cost

Same year-1 deduction. Different study price. The price you pay determines what you keep. Traditional firms quote up, prices below reflect typical $1M–$3M residential/small-commercial quotes. Above $5M, expect the high end of every range.

Study cost Example providers Your tax savings You keep Return

On your inputs, you keep an extra $7,005 by going with Cost Seg Smart instead of a typical $7,500 study. Same year-1 deduction. The only thing that changes is what you paid for the report.

Simplified math. Assumes 25% reclassification (R), 30% (STR), 28% (M), 22% (C). Ignores state decoupling, passive-activity rules, REPS qualification, and depreciation recapture at sale. This is not tax advice.

How we scored

Built from public data, not sales calls.

Disclosed market guide. We operate Cost Seg Smart, one of the firms ranked here. No paid placements from the other 24 providers. Full methodology →

Pricing transparency

Is pricing on the website? Do public forums confirm it? Firms requiring a sales call to quote were docked.

Methodology quality

Does the firm follow the IRS Cost Segregation Audit Techniques Guide (Pub 5653)? industry-standard cost data? Engineering review vs. pure templating. MACRS classifications per Rev. Proc. 87-56.

Turnaround & process

Hours vs. weeks. Site-visit requirements. Remote-observation options. CPA workflow integration.

Property-type fit

A firm that crushes a 12-unit complex can flunk a $400K SFR. We score per category, not overall.

How the per-segment recommendation works

A subset of visitors see a "Recommended for your segment" panel above the rankings. The recommendation matches the property class, not the highest-overall score. On sub-$5M residential, STR, and MF, we recommend Cost Seg Smart (which we operate) because the methodology gap to traditional firms stays small and price plus turnaround drive the decision. On $5M+ commercial and industrial, we point you to a comparison calculator first because the right answer is property-specific. The rankings themselves don't move. Only the recommended action does.

Common questions

Things people ask us.

Depends who you ask. Traditional firms say $3,000–$15,000. Automated providers say $500–$1,500. Our take: on a standard rental house, anything over $2,000 is paying for brand name, not study quality. Commercial with specialized systems? Higher pricing can be earned there because the analysis is harder.

No. The ATG says "detailed engineering" is the preferred approach, component-level cost allocation using recognized databases. It does not mean someone has to physically enter your house. Firms love the ambiguity because it justifies a $3,000 upsell.

Yes. Your CPA files Form 3115 (change of accounting method) and you take all the missed depreciation in the current tax year, no amended returns. Bought a rental in 2015 and never did a study? Claim a decade of missed depreciation right now, in one shot.

Yes. The One Big Beautiful Bill Act (July 2025) permanently restored 100% bonus depreciation. All your 5-year, 7-year, and 15-year components can be fully deducted in year one for 2025 and beyond.

Full engineering: human engineers review your property and classify each component by hand. Automated: same cost databases, same IRS depreciation framework, software does the cataloguing. On standard residential, the execution gap between the two stays small relative to the price difference. Same MACRS schedules, same forms your CPA files. The gap matters most on complex commercial, unusual basis allocations, specialty MEP, mixed-use ratios, where engineering judgment on edge cases changes the deduction.

For providers

Are you a cost segregation company?

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We review every submission and update the page if a correction is warranted. If you requested a new listing, we'll be in touch.

Primary sources

The federal framework these 27 providers all work under

Provider methodology, MACRS classification, and audit-defense standards on this site trace to these authoritative sources. Every cost segregation study in the US, regardless of price tier, is bounded by the same federal rules:

IRS Pub 5653, Cost Segregation Audit Techniques Guide. Chapter 3 lists the 6 approved methodologies; Chapter 4 defines the elements of a quality study. This is the document an IRS examiner uses when auditing a study.
IRS Pub 946, How To Depreciate Property. MACRS recovery period reference for residential (27.5-yr), non-residential real (39-yr), and accelerated component classes (5/7/15-yr).
Rev. Proc. 87-56, the MACRS asset class life table. The legal source for the 5/7/15/27.5/39-year assignments cost segregation studies depend on.
IRC §168, Accelerated Cost Recovery System. §168(k) is the bonus depreciation provision.
One Big Beautiful Bill Act (P.L. 119-21, signed July 4, 2025), permanently restored 100% bonus depreciation for property placed in service after Jan 19, 2025.
IRC §469, Passive Activity Loss Rules, including the real-estate-professional exception at §469(c)(7) and the STR exclusion at Treas. Reg. §1.469-1T(e)(3)(ii).
Industry-standard 2026 construction cost data, industry-standard component pricing reference used by engineering-based studies.
American Society of Cost Segregation Professionals (ASCSP), professional standards body; CCSP credential referenced in some provider profiles.

Provider pricing, methodology, and turnaround on this page reflect publicly-advertised rates and direct quotes as of May 2026. The same IRS framework applies to a $495 study and a $25,000 study; what varies is delivery, engineering depth, audit defense scope, and turnaround. Comparison content, not tax advice, confirm cost segregation suitability with your CPA before ordering a study.