Studies start at $495.
Most residential studies are between $495 and $995; commercial starts at $995. One flat fee per study — the price you see at checkout is the price, and it buys a service, not just a PDF: CPA coordination, 12 months of free revisions and lifetime written audit support on every study, delivered in 1–2 business days.
What the fee buys: what a cost segregation study contains, and a sample report to read first.
Your study includes more than the report.
Other tools generate a report. The study fee buys the analysis, the hand-off to your accountant, and our support for as long as the study is on your return.
- Engineering-based, property-specific analysis
- Renovation analysis under $100,000 included
- Direct coordination with your CPA
- CPA-ready depreciation schedules and Excel fixed-asset file
- Free revisions for 12 months; corrections of our errors always free
- Lifetime written audit support
Revisions you ask for are free for 12 months after we first deliver the study, then $195 per revision round. Changes your licensed CPA, EA or tax attorney asks for are free for 36 months after first delivery. Corrections of any error on our side are always free.
Everything included in your study fee. Form 3115 preparation available separately. The scope of each is in our terms (Sections 3 and 4) and on the audit support page.
Examples are illustrative. Actual savings depend on property specifics, holding period, and tax position. Ranges follow the reclassification bands we publish per property type, measured on our delivered studies where we have enough of a type and modeled elsewhere.
Optional add-ons at checkout: Renovation Cost Segregation $595 · Partial Asset Disposition $995 per building · 24-hour rush $495 · In-person site visit $595 residential (48 states and DC), $895 commercial (West Coast). See what each includes → · What a renovation costs →
Why the price is this low.
Most traditional firms spend their engagement time on sales calls, on-site visits, and manual report assembly. We automated that layer — not the underlying engineering methodology.
Same industry-standard 2026 construction cost basis, same MACRS classification per Rev. Proc. 87-56, same IRS Pub. 5653 framework. Same 40+ page CPA-ready PDF, quality checks, audit documentation with support for the life of the study.
How a remote study works → · See the line-item comparison vs a $5K firm's report → · Head-to-head provider comparison →
Estimate your savings before you decide.
Tier pricing depends on purchase price. Run your numbers — most STR owners see $40K–$120K reclassified in Year 1.
- Engineering-based, property-specific analysis
- Direct coordination with your CPA
- Free revisions for 12 months; corrections of our errors always free
- Renovation analysis under $100,000 included
- Lifetime written audit support
- CPA-ready depreciation schedules and Excel fixed-asset file
Find your exact price by property type.
How our pricing works: fees are keyed to purchase price and published explicitly — no "request a quote" wall. Residential starts at the $495 wedge and stays gentle; the revenue step-ups are on the equipment-heavy commercial verticals. Every study is the same engineering method as the $5,000–$15,000 traditional firms, typically 30–60% less, delivered in 1–2 business days.
The sections below — Residential, Standard Commercial, Enhanced / Equipment-Heavy (self-storage, car wash), Hotels & manufacturing, Renovation & tenant improvement, and Data Center — make up the complete fee schedule. Partners get a flat 20% wholesale discount. Full-service hospitality, manufacturing and data-center work route to a custom-scoped engagement; contact hello@costsegsmart.com.
Residential matrix · SFR · STR · Condo · MF 2–4 12 price bands
Pick your property type or price band to start — the order page pre-fills automatically.
| Property type | <$300K | $300K–$700K | $700K–$1M | $1M–$1.5M | $1.5M–$2M | $2M–$3M | $3M–$4M | $4M–$6M | $6M–$8M | $8M–$10M | $10M–$25M | $25M+ — custom proposal |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Single-family / STR / Condo 1 unit residential | $495 | $895 | $995 | $1,295 | $1,595 | $1,995 | $2,495 | $3,995 | $5,995 | $7,995 | $10,995 | By proposal |
| Multifamily 2–4 Duplex, triplex, fourplex | $995 | $1,295 | $1,495 | $1,795 | $2,195 | $2,595 | $2,995 | $4,495 | $6,495 | $8,495 | $11,995 | By proposal |
Priced on their own basis, not the purchase price. Two study types are not in the matrix above because the matrix is keyed to what the property cost, and these are keyed to what is actually being analyzed: an ADU study is priced on the ADU (its build or conversion cost, or its square-footage share of the purchase price when only the accessory unit is rented); and a tenant or leasehold improvement study is priced on the build-out cost. Both pages carry their own bands, and the order page prices either one before you commit.
Complex cases priced separately. Reverse §1031 exchanges, improvement exchanges, trust or partnership ownership where land and basis allocation require entity coordination, and luxury estates may require proposal pricing regardless of basis tier. We'll let you know at intake.
Commercial matrix · MF 5+ · Office · Retail · Industrial · Mixed-Use · Restaurant · Medical Office 15 price bands · Property survey & engineering review at $3M+
Pick your property type or price band to start — the order page pre-fills automatically.
| Property type | <$500K | $500K–$1M | $1M–$3M | $3M–$5M | $5M–$7M | $7M–$10M | $10M–$15M | $15M–$25M | $25M–$40M | $40M–$60M | $60M–$100M | $100M–$150M | $150M–$250M | $250M–$500M | $500M+ |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Office · Retail · Mixed-Use | $995 | $1,495 | $3,295 | $4,995 | $6,995 | $8,495 | $10,995 | $11,995 | $17,995 | $19,995 | $24,995 | $29,995 | $39,995 | $49,995 | By proposal |
| Medical / Dental · Restaurant · Fitness · Auto · Vet | $2,995 | $2,995 | $4,995 | $6,295 | $8,995 | $10,995 | $14,995 | $15,495 | $22,995 | $24,995 | $29,995 | $34,995 | $44,995 | $54,995 | By proposal |
| Multifamily 5+
MF 5+ at $3M+ has its own tier because engineering scope scales with unit
count: multi-tenant cost allocations, common-area depreciation, and shared
mechanical systems (boilers, chillers, elevators) all add complexity that
a 12-unit garden apartment doesn't share with a single-tenant office.
Apartment buildings, syndications | $1,995 | $1,995 | $3,595 | $5,995 | $7,995 | $10,495 | $14,995 | $14,995 | $17,995 | $19,995 | $24,995 | $29,995 | $39,995 | $49,995 | By proposal |
| Industrial / Warehouse
Industrial / Warehouse studies carry a premium over Standard Commercial because
of heavier MEP (three-phase electrical, dock equipment, dust collection),
larger site improvements (paving, fencing, retention), and broader 15-year
land improvement allocations. Manufacturing-heavy or specialty industrial is
scoped per-property — see "Specialty Commercial" below.
Standard warehouse, light industrial, distribution | $2,495 | $2,495 | $3,995 | $6,295 | $7,995 | $9,795 | $13,995 | $14,995 | $19,995 | $21,995 | $26,995 | $31,995 | $41,995 | $51,995 | By proposal |
| Full-service hospitality & resorts · Manufacturing · Data Center | By proposal | By proposal | By proposal | By proposal | By proposal | By proposal | By proposal | By proposal | By proposal | By proposal | By proposal | By proposal | By proposal | By proposal | By proposal |
| Property survey & engineering review Walkthrough in person in the West, by video call elsewhere | — | — | — | Included | Included | Included | Included | Included | Included | Included | Included | Included | Included | Included | Included |
"By proposal" means the engagement is scoped per-property — see below for the full explanation. Dashes indicate tiers not offered for that property type. Property survey & engineering review: a property walkthrough and asset capture are included for $3M+ commercial: in person in California, Arizona, Nevada, Oregon and Washington, and elsewhere by video call with you (an in-person visit there is quoted separately). It is the added scope behind the $3M+ pricing step, not required for IRS compliance below that threshold.
Enhanced / Equipment-Heavy · Self Storage · Car Wash Equipment + site dominate the basis
Their own explicit tables — documented equipment allocations produce the strongest result. Larger sites / portfolios are by proposal.
| Property type | <$1M | $1M–$2M | $2M–$4M | $4M–$7M | $7M–$10M | $10M–$15M | $15M–$25M | $25M–$40M | $40M–$60M | $60M–$100M | $100M–$150M | $150M–$250M | $250M–$500M | $500M+ |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Self Storage Drive-up + climate-controlled | $2,495 | $3,995 | $5,995 | $7,995 | $10,995 | $11,995 | $12,995 | $17,995 | $19,995 | $24,995 | $29,995 | $39,995 | $49,995 | By proposal |
| Property type | <$1M | $1M–$2M | $2M–$4M | $4M–$7M | $7M–$15M | $15M+ — custom proposal |
|---|---|---|---|---|---|---|
| Car Wash Express tunnel · in-bay · self-serve | $2,995 | $4,995 | $7,995 | $9,995 | By proposal | By proposal |
Car wash is in a calibration phase — every car-wash study is reviewed before delivery.
Hotels & manufacturing
Limited-service hotels and motels price off a published ladder like any other commercial type. Full-service hotels, resorts and manufacturing vary too much to tier, so those are scoped per engagement.
Custom engagement — typically $7,000–$30,000+ depending on process equipment and MEP density. Request a proposal →
Renovation & tenant improvement
These two studies are priced on what the work cost, not on a purchase price. No land allocation and no building valuation are involved.
| Renovation cost | With a building study bought, then renovated | Renovation only already owned it |
|---|---|---|
| Up to $100K | Included | $995 |
| $100K–$250K | +$595 | $1,295 |
| $250K–$500K | +$595 | $1,495 |
| $500K–$1M | +$595 | $1,795 |
| $1M–$2M | By proposal | $1,995 |
| $2M+ | By proposal | $2,495 |
Example: a $2.7M office building bought and then renovated for $1M: $3,295 study + $595 renovation = $3,890. If the owner already had the building before the work, the renovation study alone is $1,795. The add-on covers $100,000 through $1,000,000 of renovations and is added automatically from your renovation details on the order form; above that we quote it.
You already owned the building and paid for the work: remodels, additions, roofs, pools, outdoor work. Instant price at every size. Bought the property and renovated? See the add-ons below.
| Improvement cost | Study fee |
|---|---|
| Up to $100K improvements | $995 |
| $100K–$250K improvements | $1,295 |
| $250K–$500K improvements | $1,495 |
| $500K–$1M improvements | $1,795 |
| $1M–$2M improvements | $1,995 |
| $2M+ improvements | $2,495 |
You lease the space and paid for the build-out. Every leasehold order is reviewed by our team before delivery.
| Build-out cost | Study fee |
|---|---|
| Up to $100K build-out | $995 |
| $100K–$250K build-out | $1,295 |
| $250K–$500K build-out | $1,495 |
| $500K–$2M build-out | $2,995 |
| $2M–$5M build-out | $4,995 |
| $5M+ build-out | By proposal |
Optional add-ons
Shown with their prices on the last step of the order form, before you pay. Each is its own line on your receipt, and a promo code never changes an add-on's price.
Bought the property and renovated? Enter the renovations on the order form. Under $100,000 they are included in your study; from $100,000 to $1 million we add Renovation Cost Segregation ($595); above that we quote it. Already owned the property before the work? That is a separate renovation study.
Partial asset disposition study
When a roof, HVAC system, storefront or interior is torn out and replaced, the old component's remaining cost can stay buried in the building and keep depreciating for decades. We compute and document the adjusted basis of what was removed, method by method with the evidence behind each figure, so your preparer can decide whether to elect to recognize it on the return for the year of removal.
Check eligibility first. All four have to hold before anything is priced:
- The removed components were placed in service by you before they came out: the property was first ready and available for rent (placed in service), or in use in your business, before the work began. Work done before that date is part of getting the property ready, so a buyer who guts a building before it is ever ready for rent has nothing to dispose of.
- The filing window for the year of removal is still open, including extensions. The election is made on a timely original return, and a superseding return filed before the deadline counts.
- The asset is not in a general asset account.
- The component was yours, not a tenant's improvement carried on the tenant's books.
Each additional building is its own engagement at the same flat fee. The price is the same as an add-on to a renovation study or on its own.
We compute and document; your preparer makes the election, decides repair versus capitalization, and reports the result on Form 4797. We do not fix a year whose filing window has closed.
How to buy: it is offered on the order form when your renovation answers qualify, and the fee shows before payment. It is also available as an add-on to a renovation study (CPA partners tick it on the intake), or by proposal: email hello@costsegsmart.com with what was removed and when. How partial dispositions work →
Data center pricing ladder
Data center engineering scales harder with basis than standard commercial — cooling architecture, redundancy tier, MEP density — so we publish a granular ladder to price the $10M+ tiers accurately. Full methodology + ICP segments →
Data center pricing is driven primarily by system complexity — UPS, generators, cooling architecture, redundancy tier (III/IV), and tenant configuration — not just project cost. A multi-tenant Tier III DC has 2–3× the major MEP systems of a single-tenant Tier II at the same basis; §481(a) lookback complexity and documentation availability factor in as well. Full drivers →
Specialty Commercial engagements
Full-service hospitality, manufacturing, and data center work is scoped per-property based on engineering complexity, specialty MEP systems, site improvements, and entity-structure coordination. We scope per-property, not per-tier. Standard industrial / warehouse studies stay matrix-priced — only manufacturing-heavy, specialty industrial, and data center route here. For data centers specifically: indicative pricing is published across the full ladder from $4,995 up to $54,995 for sub-$100M basis (edge, colocation, enterprise, and large colocation / lower hyperscale). $100M+ campus basis is by proposal, scoped per-property based on system count, redundancy tier, and tenant structure.
Email scoping@costsegsmart.com with the property details — we’ll send a scoped engagement quote within one business day.
Request scoping →Traditional firms quote $5K–$15K. For straightforward residential, that's pricing scope — not quality.
Same industry-standard 2026 construction cost basis. Same MACRS framework. Same IRS Audit Techniques Guide methodology. Different delivery model.
Order your study, or see one first.
Studies start at $495 and ship in 1–2 business days. If you want to evaluate the deliverable before paying, download a sample report (modeled on an illustrative property) — no signup beyond email.
What people ask before they order.
What do you charge for a renovation? +
If we are also doing the study of the building (you bought it and then renovated), renovations under $100,000 are included in the study fee, and from $100,000 through $1,000,000 we add Renovation Cost Segregation for a flat $595; above $1,000,000 we quote it. For example, a $1,000,000 renovation on a $2.7 million office building is the $3,295 study plus $595, $3,890 in total. If you already owned the building before the work, it is a separate renovation study priced on what the work cost: $995 for up to $100K, $1,295 for $100K–$250K, $1,495 for $250K–$500K, $1,795 for $500K–$1M, $1,995 for $1M–$2M, $2,495 for $2M+. See the renovation price table.
Why are your studies so much cheaper than traditional firms? +
Traditional firms quote $5,000–$15,000 because each engagement is hand-built: discovery calls, on-site engineering visits, custom report writing. For a typical residential rental, those steps add weeks without changing the answer. Our engine applies the same industry-standard 2026 construction cost basis and IRS Audit Techniques Guide methodology — but the workflow is automated, so we ship the same engineering-based study at a fraction of the cost. See a side-by-side of what's in a cheap cost segregation study vs a $5K firm's study.
What does the price include? +
Everything you need to file, and the service to put it on the return: a 40+ page CPA-ready PDF, component-level depreciation schedules, an Excel fixed-asset file and a depreciation-software import, MACRS class allocations, basis reconciliation, land valuation methodology, and the §481(a) schedule for a prior-year lookback. Direct coordination with your CPA, free revisions to your original study for 12 months after first delivery (36 months for changes your CPA requests; corrections of our errors are always free), renovation analysis under $100,000 and lifetime written audit support are all included in the fee. Delivered via email in 1–2 business days. No subscription. Form 3115 preparation is available separately. To see the deliverable for your property type first, read a sample multifamily, medical office, restaurant or short-term rental report.
Are there any hidden fees? +
No. The price you see at checkout is the price. We never charge for correcting an error on our side; that's covered by our CPA-Ready Guarantee. Changes your licensed CPA, EA or tax attorney asks for are free for 36 months after first delivery, and revisions you ask for yourself are free for 12 months after first delivery; after that, each revision round is a flat fee, shown under What's included on this page. Optional add-ons are shown with their prices on the order form before you pay, and only if you choose them or your renovation details call for one: Partial Asset Disposition Analysis, Renovation Cost Segregation, a 24-hour rush, and an in-person site visit where we serve the address. Each is listed with its price on this page.
What if my CPA can't use the report? +
Our CPA-Ready Guarantee. The correction of any error on our side in classifications, schedules, calculations, format, documentation or the facts as you gave them to us is free, with no time limit. Anything else your licensed CPA, EA or tax attorney asks us to clarify or adjust in your original study is free for 36 months after first delivery, and changes you initiate yourself (new receipts or other documents about the original property, changed acquisition or placed-in-service facts, a rerun) are free for 12 months after first delivery; after that, each revision round is a flat fee. New renovation projects, additional properties, new placed-in-service events and a materially expanded engineering analysis are separate, separately priced work.
We work with your CPA directly: written answers to their technical questions, and a call or meeting when either of you asks, as reasonably needed for your engagement. Every classification ties back to IRS Pub 5653 and Rev. Proc. 87-56.
If your CPA still cannot use the report because of an issue on our side, we refund the study fee. The guarantee is about whether your CPA can use the report; no one can promise an audit outcome, which depends on facts and representations beyond the study. Separately, lifetime audit support is included: written answers to your CPA's technical questions about our methodology, for the life of the study.
Do you offer bulk pricing for portfolios? +
Yes. Order 2 together for 5% off, 3–4 for 10%, and 5 or more for 15% off retail per study. See portfolio cost segregation for how a multi-property engagement works, what to send, and turnaround. For partners reselling to their book of business, wholesale is a flat 20% below retail, regardless of volume.
Why are specialty commercial properties priced separately? +
Engineering complexity, specialty MEP, site improvements, and entity coordination make these properties more work than a standard office or retail building, so they price off their own ladders rather than the standard commercial one. Medical and dental offices, restaurants, fitness, veterinary, auto dealerships and limited-service hotels are all matrix-priced — you can see the exact fee before you order. Only full-service hospitality and resorts, manufacturing and specialty industrial, and data centers are scoped per engagement, because those vary too much to tier honestly. Standard industrial / warehouse stays matrix-priced. Tell us about the property at /order/ and we'll send a quote within one business day.
Who reviews my study? +
Every paid report is quality-checked before delivery, and our team reviews any study that needs a closer look. On commercial studies of $3 million or more and on data-center studies, a credentialed engineering partner is engaged per engagement under a signed letter and named on the report cover when your CPA requires it.
What does audit support cover? +
Lifetime audit support, included: written answers to your CPA's technical questions about our methodology, for the life of the study — no expiry. It does not include IRS representation.
What happens with Form 3115? +
When a prior-year lookback applies, your report includes the §481(a) catch-up schedule and supporting workpapers, and your CPA prepares, signs, and files Form 3115 with your return. Preparing and signing the form itself is available as a separately engaged, separately priced add-on; filing it, and deciding whether a method change is appropriate, stays with your CPA either way.