When it comes to bonus depreciation in 2026: what, understanding the fundamentals is key. Bonus depreciation has been one of the most valuable tax tools available to real estate investors over the past several years. Under the Tax Cuts and Jobs Act (TCJA) of 2017, investors could deduct 100% of the cost of qualifying property in the year it was placed in service. But that benefit has been phasing down, and in 2026, the rate drops to just 20%. This guide covers depreciation tax strategy and what it means for your tax situation.
Understanding Bonus Depreciation In 2026: What in 2026
If you are a real estate investor, understanding where bonus depreciation stands today — and what strategies you can use to maximize it before it drops further — is essential to your tax planning.
The Bonus Depreciation Phasedown Schedule
The TCJA provided 100% bonus depreciation for qualifying assets placed in service after September 27, 2017, through December 31, 2022. Since then, the rate has been decreasing by 20 percentage points per year:
2022: 100% bonus depreciation
2023: 80% bonus depreciation
2024: 60% bonus depreciation
2025: 40% bonus depreciation
2026: 20% bonus depreciation
2027: 0% bonus depreciation (unless Congress acts)
At the current 20% rate in 2026, bonus depreciation is still worth claiming — but it is a fraction of what it was just a few years ago. After 2026, absent new legislation, bonus depreciation for most assets will be eliminated entirely.
What Qualifies for Bonus Depreciation?
Bonus depreciation applies to tangible personal property with a recovery period of 20 years or less under MACRS. For real estate investors, this primarily includes the components identified in a cost segregation study:
5-year property: Appliances, carpet, flooring, cabinetry, decorative fixtures, certain electrical and plumbing components
7-year property: Furniture, specialty equipment, movable partitions
15-year property: Land improvements such as landscaping, parking lots, sidewalks, fencing, drainage systems, exterior lighting
The building structure itself (the 27.5-year or 39-year component) does not qualify for bonus depreciation. This is precisely why cost segregation is so important — it separates out the components that do qualify.
Strategies to Maximize Bonus Depreciation Before It Disappears
Get a Cost Segregation Study Now
If you own rental or commercial property and have never had a cost segregation study done, 2026 may be your last opportunity to capture meaningful bonus depreciation on qualifying components. Even at 20%, the accelerated deductions from a cost seg study can generate significant tax savings.
For a $500,000 property where 28% of the building value is reclassified into short-life property categories, the qualifying components total approximately $140,000. At 20% bonus depreciation, that is $28,000 in first-year bonus depreciation on top of regular MACRS depreciation — a meaningful benefit that will not be available at all after 2026.
Lookback Studies on Properties From Higher-Rate Years
If you purchased a property during 2022 (100% bonus), 2023 (80%), or 2024 (60%) and never had a cost segregation study done, a lookback study can capture the higher bonus depreciation rates that were in effect during those years.
This is done by filing a Form 3115 (Change in Accounting Method), which allows you to claim the cumulative missed depreciation as a catch-up adjustment in the current year. The IRS specifically permits this, and it does not require filing amended returns.
For example, if you purchased a $700,000 property in 2022 when 100% bonus depreciation was available, and you have been using straight-line depreciation, a lookback cost segregation study could identify $196,000 in qualifying components. The difference between the 100% bonus depreciation you should have claimed and the straight-line depreciation you actually claimed could result in a catch-up deduction of $150,000 or more on your current-year return.
Time Your Purchases Strategically
If you are considering purchasing investment property, understand that every year you wait, the bonus depreciation rate drops further. A property placed in service in 2026 gets 20% bonus depreciation. The same property placed in service in 2027 gets 0% (under current law). If a purchase is on your radar, there is a tangible tax incentive to act sooner rather than later.
1031 Exchange Timing
If you are planning a 1031 exchange, the timing of when the replacement property is placed in service determines which bonus depreciation rate applies. A replacement property placed in service in 2026 captures the 20% rate; in 2027, it captures nothing. If you are mid-exchange, work with your tax advisor to optimize the closing timeline.
Additionally, cost segregation on a 1031 exchange property requires careful handling of the carryover basis and the excess basis. Only the excess basis (the new money invested above the exchanged amount) is eligible for bonus depreciation. A qualified tax advisor should model this for you before the exchange closes.
Will Congress Extend Bonus Depreciation?
There has been ongoing discussion in Congress about restoring 100% bonus depreciation. Several bills have been introduced that would retroactively restore the full deduction, and it has bipartisan support among legislators who view it as an economic growth incentive.
However, as of early 2026, no legislation has been enacted. It is possible that bonus depreciation could be extended or restored, but relying on potential future legislation is not a sound tax planning strategy. The prudent approach is to plan based on current law while remaining flexible enough to benefit from any changes that do occur.
What Happens After Bonus Depreciation Expires?
Even without bonus depreciation, cost segregation remains valuable. The reclassified components still depreciate over their shorter recovery periods (5, 7, and 15 years) using the regular MACRS depreciation method. The first-year deductions will not be as dramatic as they were under 100% bonus depreciation, but they are still significantly larger than straight-line depreciation over 27.5 or 39 years.
Cost segregation also remains essential for STR owners who rely on large depreciation deductions to generate non-passive losses under the STR tax loophole.
Understanding depreciation tax strategy is essential for maximizing your tax savings as a real estate investor.
When it comes to depreciation tax strategy, working with a specialized tax advisor makes all the difference.
Many investors overlook depreciation tax strategy, but it can be one of the most impactful strategies in your tax plan.
At AE Tax Advisors, we help clients navigate depreciation tax strategy to keep more of what they earn.
Depreciation tax strategy is one of the most important concepts for real estate investors to understand. When properly implemented, depreciation tax strategy can lead to significant tax savings that compound over time.
Many high-income earners miss out on depreciation tax strategy opportunities simply because their CPA lacks the specialized knowledge. A proactive approach to depreciation tax strategy can mean the difference between overpaying and optimizing your tax position.
At AE Tax Advisors, our team specializes in depreciation tax strategy for real estate investors and W-2 professionals. We have helped hundreds of clients use depreciation tax strategy to reduce their tax burden by $50,000 or more annually.
Do Not Miss the Window
2026 is the last year with any bonus depreciation available under current law. If you own investment property and have not taken advantage of cost segregation and bonus depreciation, this is the time to act. Whether it is a current-year study or a lookback on a property purchased during the higher-rate years, the savings are real and the window is closing.
For more information, refer to the IRS Publication 946.