Cost segregation Florida guide: 10 firms with Florida offices or a Florida track record, from engineering firms to CPA practices and rental specialists.
This list is for Florida property owners who want a Florida cost segregation study on a vacation rental in Destin, a condo in Miami, a single-family rental in Tampa or a commercial building anywhere in the state. Cost segregation Florida work has a local twist: Florida has no personal income tax, so the benefit for individual investors is almost entirely federal, while Florida’s corporate income tax requires separate adjustments for federal bonus depreciation. If you are new to the method, start with our guide on how cost segregation works.
Every firm below either has an office in Florida or publishes a clear Florida track record, such as Florida case studies or Florida market pages. We noted which applies for each. We looked for engineering-based methods, transparent scoping or pricing, audit support and a fit for specific property types, and we mixed Florida-headquartered firms with national specialists and regional CPA practices.
The rule that matters most right now: the One Big Beautiful Bill Act, signed July 4, 2025, restored 100% bonus depreciation permanently for qualifying property acquired after January 19, 2025. That makes the 5, 7 and 15-year components a study identifies far more valuable in year one. Confirm how it applies to your property with your CPA.
Florida Cost Segregation Firms At A Glance
Company
Headquarters
Best For
Standout
Engineered Tax Services
West Palm Beach, FL
Commercial and mixed portfolios
Florida-headquartered licensed engineering firm
KBKG
Pasadena, CA
Larger commercial and hospitality assets
Cost segregation studies since 1999, Tampa and Miami case work
Kaufman Rossin
Miami, FL
South Florida developers and owners
Miami CPA firm founded in 1962 with a cost segregation team
Cost Seg Smart
Los Angeles, CA
Florida vacation rentals and condos
Published Florida pricing from $495, 1 to 2 day delivery
Cherry Bekaert
Tampa and Sarasota offices
Medical, hospitality and industrial owners
Licensed engineers paired with tax professionals
Carr, Riggs & Ingram
23 Florida locations
Owners who want their CPA firm to run the study
In-house certified cost segregation professionals
BDO USA
Fort Lauderdale office
Large and institutional real estate
Fixed Asset Advisory team with engineering staff
R.E. Cost Seg
Houston, TX
Budget-conscious residential and small commercial
Virtual site visits, Florida shopping center case study
Engineered Tax Services is headquartered in downtown West Palm Beach and describes itself as a licensed engineering firm focused on tax strategy, with more than 25 years of experience. Cost segregation is its core service, alongside R&D credits, 179D and 45L work. Its site publishes a long run of Florida case studies, including apartment complexes in Tallahassee and Boca Raton, office buildings in Fort Lauderdale and a dialysis facility in Tampa.
The firm states that its Florida studies typically cost $5,000 to $15,000 and take two to six weeks, which positions it for commercial buildings and larger rental properties rather than a single condo. Having the head office in Florida helps when a site visit or follow-up meeting is needed.
It also works with CPA firms through a partnership program, so your accountant may already know the team.
Best for: Florida commercial owners and investors with larger buildings who want an engineering firm based in the state.
2. KBKG — Cost Segregation Since 1999 With Tampa And Miami Case Work
KBKG has performed cost segregation studies since 1999 and reports thousands of studies nationwide, on buildings from 10,000 square feet to more than one million. Its offices are outside Florida (headquarters in Pasadena, with offices in Atlanta, Dallas, Houston and elsewhere), but it publishes dedicated cost segregation Tampa and cost segregation Miami pages and a Florida office building case study that it says produced more than $400,000 in first-year deductions.
Its Florida material addresses a detail many providers skip: Florida’s corporate income tax requires separate state depreciation adjustments for federal bonus depreciation. For corporate owners, that matters when modeling the real benefit.
KBKG also separates structural components such as roofs and HVAC units so owners can claim losses when those items are replaced later, and its principals hold the CCSP credential.
Best for: Hospitality, multifamily, office and medical owners who want an established national specialist with Florida experience.
3. Kaufman Rossin — Miami CPA Firm With A Dedicated Cost Segregation Team
Kaufman Rossin was founded in Miami in 1962 by Jim Kaufman and Jay Rossin and is headquartered there, with Florida offices in Fort Lauderdale, Boca Raton and Palm Beach Gardens. It is ranked among the top 50 CPA and advisory firms in the U.S. and remains independent and partner-owned.
The firm built out an R&D tax and cost segregation practice with a dedicated team, and named a leader with an industrial engineering background to run it. Cost segregation studies are offered to developers, investors and owners as part of its real estate tax, assurance and advisory work.
Because the studies sit inside a full-service CPA firm, they can be coordinated with your return, entity planning and audit work in one place. That suits South Florida developers who already have, or want, a local accounting relationship.
Best for: South Florida developers and commercial owners who want cost segregation run by a local CPA firm.
4. Cost Seg Smart — Flat-Fee Remote Studies For Florida Vacation Rentals And Condos
Cost Seg Smart is based in Los Angeles and has no Florida office, but it publishes a dedicated Florida page and market pages for Miami, Destin and 30A. Those pages cover Orlando area vacation rentals around Kissimmee and Champions Gate, Tampa long-term rentals, Gulf Coast condos in Naples and Sarasota, and Hurricane Ian rebuild documentation on Sanibel and Captiva.
Pricing is published: residential studies start at $495 for properties under $300,000, then $895, $995 and $1,295 as value rises, with commercial and small multifamily from $995. Most residential studies are delivered in one to two business days, completed remotely from your documents and public records, with a video or in-person walkthrough when it improves the study.
The firm notes that condo studies cover only the unit interior. It includes CPA coordination, unlimited revisions and lifetime written audit support, though not IRS representation.
Best for: Owners of Florida short-term rentals, condos and single-family rentals who want a fast, fixed-price study.
5. Cherry Bekaert — Licensed Engineers Paired With Tax Professionals
Cherry Bekaert has provided accounting services since 1947 and has Florida offices in Tampa and Sarasota, plus a presence in the Orlando market. Its cost segregation team pairs licensed engineers with tax professionals and follows a process it says is consistent with the IRS Cost Segregation Audit Techniques Guide: feasibility analysis, document review, site inspection, asset classification and an audit-ready report.
The firm lists multifamily, hospitality, medical office, retail, warehouses, industrial and agricultural structures among the property types it studies. It notes that good candidates usually have a depreciable basis starting around $200,000 to $500,000. For older properties, it prepares Form 3115 for a look-back study.
One published case study describes more than $25 million in additional first-year deductions for a medical real estate buyer.
Best for: Tampa Bay and Gulf Coast owners of medical, hospitality or industrial property.
Carr, Riggs & Ingram (CRI) describes itself as a top 25 nationally ranked accounting and advisory firm, and its location list includes 23 Florida cities, among them Miami, Orlando, Tampa, Jacksonville, Tallahassee, Fort Myers, Destin and Sarasota. Few firms on this list match that statewide footprint.
CRI lists cost segregation under its tax services. Its brochure says studies are completed in-house by certified cost segregation professionals who combine engineering and construction expertise with tax advisors, and that the team coordinates with your tax preparers. It serves both commercial and residential owners.
For owners in smaller Florida markets, such as the Panhandle or the Treasure Coast, a nearby CRI office can make meetings and site work simpler.
Best for: Florida owners anywhere in the state who want their accounting firm to run the study in-house.
7. BDO USA — Fixed Asset Advisory Team For Large Real Estate
BDO USA has a Fort Lauderdale office on Las Olas Boulevard serving clients across South Florida. Its cost segregation work sits within its Capital Investment Credits and Incentives group, delivered by a Fixed Asset Advisory Services team that combines engineering, construction and tax experience.
BDO applies engineering judgment to classify building assets for newly built, acquired, renovated or expanded facilities, assesses bonus depreciation, and keeps documentation aimed at IRS examination readiness. It also offers an online calculator to estimate whether a study is worthwhile.
The firm suits owners whose study is one piece of a larger tax picture, such as site selection incentives or state credits on a new facility.
Best for: Institutional and large commercial owners who want cost segregation inside a broad national advisory firm.
8. R.E. Cost Seg — Virtual Site Visits With Published Starting Prices
R.E. Cost Seg is a Houston-based firm founded in 2022 that reports more than 20,000 studies completed. It has no stated Florida office but publishes a Florida page saying it performs studies across the state with in-person and virtual site visits, along with a Florida shopping center case study estimating $214,214 in first-year tax savings.
Pricing is published: a Rapid Report starts at $950 for one to four unit residential property, and a Fully Engineered Study starts at $2,320 for residential and $2,730 for commercial. Fully engineered studies use a smartphone virtual site visit, with in-person visits available for an added fee. A Form 3115 CPA support package is $600 per property.
The firm states it has licensed engineers and CCSP-certified professionals on staff.
Best for: Florida investors who want a choice between a quick residential report and a fully engineered study.
9. Leyton — No Upfront Fee With A Miami High-Rise Case Study
Leyton is an international incentives firm operating in 20 countries, with U.S. offices in Boston, New York, Houston, Tempe and the San Francisco Bay Area. It has no Florida office but publishes a Miami cost segregation page with a case study on a high-rise multifamily property placed in service in 2025, where it reports reclassifying $4,736,000 of cost.
Leyton offers studies remotely or in person, describes its method as engineering-based, and includes CPA support at no extra charge. It requires no upfront payment: clients are invoiced after the study is delivered. Most studies take four to eight weeks.
It covers short-term rentals, multifamily, office, retail, industrial and hospitality property.
Best for: Miami multifamily and commercial owners who prefer to pay after delivery.
10. Frazier & Deeter — Federal Credits Team With Three Florida Offices
Frazier & Deeter is an Atlanta-headquartered Top 50 firm founded in 1981, with Florida offices in Tampa, Pensacola and Winter Haven. Its Federal Credits and Incentives practice is led nationally by a partner on its advisory side.
The firm’s published cost segregation case study describes work for a restaurant group with a portfolio of more than $750 million, where the team reviewed construction and renovation costs with engineers and reclassified items such as lighting, flooring and restaurant equipment into 5, 7 and 15-year property. The firm reports roughly $20 million in tax savings for that client.
That experience makes it a reasonable fit for operators who own many similar locations.
Best for: Restaurant, retail and multi-location operators in the Tampa Bay area and the Panhandle.
How To Choose A Cost Segregation Firm In Florida
Does The Firm Know Florida Property Types?
Florida portfolios lean heavily on condos, vacation rentals and hospitality. Ask for examples on similar buildings. Condo studies are limited to the unit interior, and furnished vacation rentals usually have more short-life property than long-term rentals.
How Will The Study Be Done?
Options range from remote studies built from documents and photos to fully engineered studies with on-site inspections. Larger commercial buildings usually justify a site visit. Our comparison of in-person, virtual and software studies explains the trade-offs.
What Will It Cost Compared With The Benefit?
Fees on this list run from a few hundred dollars for a small residential study to five figures for commercial work. Ask for a written estimate of reclassified cost and first-year deductions before you commit. Our guide to cost segregation study cost shows what drives pricing.
What Happens If The IRS Asks Questions?
Ask whether audit support is included, whether it is written support only or full representation, and how long it lasts. Also ask who prepares Form 3115 if you are catching up depreciation on a property bought in an earlier year.
Will Your CPA Accept The Report?
Send a sample report to your CPA before you sign. A good study gives your preparer a clear asset schedule they can enter without rework.
Frequently Asked Questions
Does Florida Have A State Benefit From Cost Segregation?
For individual investors, the benefit is federal because Florida has no personal income tax. Corporations pay Florida corporate income tax, which requires separate adjustments for federal bonus depreciation, so the state result can differ from the federal one.
Is 100% Bonus Depreciation Available In 2027?
Under the One Big Beautiful Bill Act, 100% bonus depreciation was restored permanently for qualifying property acquired after January 19, 2025. Property acquired earlier may follow the prior phase-down rules. Confirm your dates with your CPA.
Can I Do A Study On A Florida Property I Bought Years Ago?
Yes. A look-back study with Form 3115 can let you claim missed depreciation in the current year without amending prior returns. Several firms above prepare the Form 3115 schedule or offer it as an add-on.
Is Cost Segregation Worth It For A Single Condo?
It can be, but the reclassified amount is smaller because only the interior is studied. Compare the fee with the estimated first-year deduction. Ask the provider for an estimate before ordering.
Conclusion
When it comes to cost segregation, Florida owners have strong choices, from a West Palm Beach engineering firm and Miami and statewide CPA firms to national specialists with Florida case work and fast, fixed-price residential providers. Match the firm to your property type and size, ask for a written benefit estimate, and confirm audit support before you sign. If you own property in other states, see our list of top cost segregation firms in Texas, and always confirm the tax treatment with your CPA.
This article is general information, not tax or legal advice.
