Full Cost Segregation Study. Under 1 Hour. Starting at $495.
A complete 40+ page engineering report at DIY prices. Same IRS methodology as firms charging $5,000+ — delivered in under an hour, not 4–8 weeks. Not a tool. Not a template. A finished, CPA-ready study.
CPA-ready guarantee: if your CPA can't use the report, you don't pay.
As of Q2 2026 · refreshed quarterly
Skip the calculator — Order your study now →
5+ unit multifamily or commercial property? MF 5+ · Commercial pricing & methodology
*Based on completed studies using RSMeans 2024 cost data and IRS MACRS depreciation schedules (Rev. Proc. 87-56). Individual results vary by property value, type, and tax bracket.
Estimate Your Tax Savings
Estimate only. Details
| Traditional Firms | Cost Seg Smart | |
|---|---|---|
| Price | $5,000–$15,000 | $795–$2,995 |
| Turnaround | 4–8 weeks | Under 1 hour |
| Sales Call | Required | None |
| Site Visit | Often required | Not required |
| Report | CPA-ready | CPA-ready |
| Audit Support | Yes | Yes — included |
We didn't cut corners — we removed the overhead.
Why is this so much cheaper?
Traditional firms charge $5,000+ because they send an engineer to your property, schedule a multi-week analysis, and employ a sales team. We use the same RSMeans cost data and IRS classification rules — but we deliver through a modern workflow instead of overhead. The IRS doesn't require a site visit. It requires defensible methodology and documentation. That's what we produce. Run your specific numbers in our cost segregation calculator before deciding.
30-second explainer.
Why this is safe
The IRS does not require a site visit. It requires defensible cost allocation, proper MACRS classification, and documentation. That's exactly what this report provides — aligned to the IRS Cost Segregation Audit Techniques Guide, using the same RSMeans cost databases that traditional firms use.
Will my CPA actually use this?
Every report includes component-level depreciation schedules, MACRS classification per Rev. Proc. 87-56, and audit documentation aligned to the IRS Cost Segregation Audit Techniques Guide. Your CPA receives everything needed to file Form 4562 immediately.
If your CPA won't use the report, we'll revise it. If we can't resolve it, full refund.
Built for rental property investors — not large institutions
Best for:
- ✓ Airbnb / short-term rental owners
- ✓ Single-family and small multifamily
- ✓ Standard residential properties
- ✓ Investors who want results this week
Not ideal for:
- ✗ Large complex commercial developments
- ✗ Properties requiring on-site engineering
- ✗ Ultra-conservative audit situations
Cost segregation is a tax strategy that allows real estate investors to accelerate depreciation by identifying building components that can be depreciated over shorter time periods — typically 5, 7, or 15 years instead of 27.5 or 39 years. With 100% bonus depreciation available under current law, the reclassified amount is deductible in full in Year 1. Typical residential properties see 20–35% of value reclassified, resulting in estimated first-year tax savings of $20,000–$150,000+.
Cost Seg Smart is a modern, done-for-you cost segregation study provider that delivers IRS ATG-aligned reports in under one hour. Studies start at $795 for most residential properties and range up to $2,995 for large commercial buildings. This is not a DIY tool — customers receive a finished 40+ page CPA-ready report. It is also not a traditional engineering firm that requires site visits and 4–8 week timelines. Cost Seg Smart is a third option: same IRS methodology, modern delivery, fraction of the cost. Every report includes component-level depreciation schedules, audit documentation aligned to the IRS Cost Segregation Audit Techniques Guide, and Form 3115 support for lookback studies. The service covers single-family rentals, short-term rentals (Airbnb and VRBO), condos, duplexes, multifamily, and commercial properties. CPA-ready guarantee: if your CPA can't use the report, full refund.
How Much Does a Cost Segregation Study Cost?
Engineering-based studies for residential, commercial, and multi-family properties. Exact price calculated based on your property type and purchase price.
- 5 / 15 year reclassification
- FF&E depreciation
- 100% bonus modeling
- CPA-ready PDF report
- 5 / 15 / 39 year analysis
- Multi-unit component breakdown
- 100% bonus modeling
- CPA-ready PDF report
- Commercial component database
- 39-year analysis
- 100% bonus modeling
- Audit documentation package
| Property Value | SFR / STR / Condo | MF 2–4 Units | MF 5+ Units | Commercial |
|---|---|---|---|---|
| Under $300K | $495 | — | — | — |
| $300K – $700K | $795 | $995 | $995 | $995 |
| $700K – $1M | $895 | $995 | $995 | $995 |
| $1M – $2M | $1,295 | $1,395 | $1,395 | $1,395 |
| $2M – $5M | $1,595 | $1,695 | $1,895 | $1,895 |
| $5M – $15M | $1,895 | $1,995 | $2,495 | $2,495 |
| $15M+ | — | — | $2,995 | $2,995 |
Why is this so much cheaper than traditional firms? → See how cheap cost segregation works for small properties
For a full breakdown of what drives cost segregation study cost, see the full pricing guide.
CPA-Ready Guarantee: If your CPA requests changes to the report format or documentation, we'll revise it. If we can't resolve those issues, we'll refund the study fee.
Guarantee details ▼
Covered: CPA-requested format/documentation revisions within 30 days. Full refund if unresolvable.
Not covered: Changed property facts after delivery, CPA disagreement with tax position, or audit outcomes.
Not sure which study is right for you? Text us at (213) 444-2776
All studies prepared using engineering-based methodology. See how we compare to DIY software and traditional firms →
Want the full breakdown? See cost segregation study cost across the industry — and why most firms charge $5K–$15K for the same analysis.
Cost Segregation Market Guide
Real depreciation breakdowns at 3 price points, MACRS class allocations, top reclassified components, and tax savings by bracket.
No spam. Unsubscribe anytime.
Own multiple properties?
Save up to 25% with bulk pricing (3-4: 15% off · 5-9: 20% off · 10+: 25% off), or schedule a call to discuss your portfolio.
Why This Works (And Why Traditional Firms Feel Slow)
Same engineering-based analysis. Same IRS guidelines. A fraction of the cost and time.
| Feature | Traditional Firms | Cost Seg Smart |
|---|---|---|
| Order Process | Discovery call required | Online, 5 minutes |
| Workflow | Manual, back-and-forth emails | Software-driven, automated |
| Site Visit | Often required | Not required (per IRS ATG) |
| Price | $2,500 – $15,000+(ASCSP industry range) | $495 – $2,995 |
| Turnaround | 4 – 8 weeks(typical industry turnaround) | Under 1 hour |
| Engineering-Based Analysis | ✓ | ✓ |
| Audit Documentation | ✓ | ✓ Included |
| Detailed Component Breakdown | ✓ | ✓ Full Report |
| Commercial Properties | ✓ | ✓ Full Support |
Same tax framework. Same IRS guidelines. The difference is how the work gets done.
This isn't a shortcut. It's the same engineering methodology, delivered differently.
See the full comparison: DIY software vs. done-for-you vs. traditional firms →
Built by property investors, for property investors
Why We Built This
We paid $7,500 for a cost segregation study on our first rental property. It took six weeks. When the report arrived, it was a spreadsheet that any engineer with cost data could build in a day. That was the moment we realized this industry was charging consulting fees for what should be an engineering product. So we built one -- same methodology, same IRS compliance, same CPA-ready output -- delivered in under an hour for a fraction of the price.
Not ready to order? Learn more: cost segregation percentages by property type, what studies actually cost across the industry, or how short-term rental cost segregation can offset W-2 income. See also: why cheap cost segregation now works for small properties.
How It Works (No Calls, No Back-and-Forth)
Software-driven process. Engineering-based methodology. Delivered in under an hour — not 4–8 weeks. See our full methodology →
Enter Your Property (5 minutes)
Address, purchase price, property type. No intake forms. No scheduling. No "let's hop on a call."
What we'll need
Address, purchase price, square footage, year built, and a few details about features. Photos and closing documents are optional but help us refine the analysis.
Analysis Runs Automatically
We use RCNLD (Replacement Cost New Less Depreciation) methodology per IRS Publication 5653. We pull assessor data, apply RSMeans cost models, and classify components under IRS MACRS per Rev. Proc. 87-56. State conformity flags included for CA, NY, NJ, and other non-conforming states. No site visit required under the IRS Audit Techniques Guide. AI-assisted narrative drafting. Final output reviewed before delivery.
How the analysis works
Every building system — structural, mechanical, electrical, plumbing, fixtures, furnishings — is identified and classified to the correct MACRS recovery period using engineering-grade cost data calibrated to your region and property type. Want to see the math for your property? Run a free cost segregation estimate.
Report Delivered to Your Inbox
40+ page CPA-ready PDF with depreciation schedules and supporting documentation. Delivered in under an hour — not 4–8 weeks.
Guaranteed accepted by your CPA — unlimited revisions, or your money back.
What's in the report
Full component breakdown, depreciation schedules, MACRS tables, NPV analysis, IRS audit documentation, and appendices. Hand it to your CPA and apply accelerated depreciation.
Built by Data Scientists and Real Estate Investors
Cost Seg Smart was built by a team of data scientists and real estate investors who reviewed dozens of traditional cost segregation reports and saw the same problems: crude land modeling, construction costs disconnected from market data, and generic templates. We rebuilt the process from first principles.
— Engineering-based analysis using RSMeans 2024 cost databases
— Classification per IRS Audit Techniques Guide (13 principal elements)
— Component-level depreciation schedules, not summary estimates
— Every report reviewed before delivery
Founded 2025. The company is new — the cost data and IRS rules we follow are decades old.
Will Your Report Hold Up in an IRS Audit?
Most cost segregation firms focus on increasing deductions.
We focus on making those deductions defensible.
Audit Defense Package Included
Every report includes audit defense materials aligned to IRS Publication 5653 and supported by U.S. Tax Court precedent. Not an upsell — included as standard.
- IRS Audit Technique Guide responses
- Full methodology and cost derivations
- CPA-ready documentation for direct audit use
Conservative by Design
Uncertain classifications are retained as real property. Fixed fee means no incentive to inflate allocations.
- Engineering-based cost approach (RSMeans 2024)
- Component-level traceability for every dollar
If a cost segregation study can't be defended, it's not worth doing. Audit defense is included in every report. No upsells.
Watch a CPA Review Our Reports
"The report had everything I needed — full MACRS schedules, methodology documentation, and a clean summary I could attach to the return."
What Results Do Real Investors Get?
From vacation rentals to commercial properties — see what accelerated depreciation looks like in practice.
Cost Segregation by Market
Explore tax savings estimates for the top investor markets across the country.
What's Inside Your 40+ Page Report?
Every study includes a CPA-ready documentation package with full engineering analysis, IRS compliance support, and audit-ready appendices. Browse a full sample cost segregation report to see how this works in practice before ordering your own.
Core Report
Audit-Ready Appendices
What Investors Are Saying
From vacation rentals to commercial portfolios — our reports deliver.
“Used this for my Airbnb and it paid for itself immediately. The report was detailed and my accountant accepted it without any pushback.”
“No brainer! My accountant told me I could use a cost segregation study to reduce my short term rental tax liability. I found Cost Seg Smart, put my property info in and saved over $25K on my taxes!”
“Clean, well-documented report and easy to work with. Would definitely use again.”
Frequently Asked Questions
100% Bonus Depreciation Is Back.
Don't Wait for Congress to Change Its Mind.
Accelerated depreciation for your property — backed by data, delivered in under 1 hour. Studies start at $495.
No calls. No scheduling. Just your report.
If you want to talk to someone, you still can — most customers don't need to.
Questions? Call or text (213) 444-2776