Compare 10 cost segregation Arizona firms for 2027, from Phoenix and Tucson offices to remote STR specialists, plus how Arizona treats bonus depreciation.
Arizona investors own Scottsdale and Sedona short-term rentals, Phoenix single-family homes, Tucson warehouses and Mesa retail centers, and cost segregation can speed up depreciation on all of them. This list is for Arizona owners, syndicators and CPAs choosing a firm for an Arizona cost segregation study, whether you want cost segregation Phoenix owners can get from a local office or cost segregation Scottsdale STR hosts can order remotely. New to the topic? Start with how cost segregation works.
Every firm here has an Arizona office or a documented Arizona track record, such as Arizona case studies or Arizona market pages, and we label which. We looked at methodology, audit support, pricing transparency and fit by property type, and mixed national specialists, Arizona CPA firms and lower-cost remote providers.
Two rules matter in 2027. Federally, the One Big Beautiful Bill Act (signed July 4, 2025) made 100% bonus depreciation permanent for qualifying property acquired and placed in service after January 19, 2025. For cost segregation Arizona owners should know that Arizona does not conform to federal bonus depreciation: you add it back on your Arizona return and take a separate Arizona deduction computed as if bonus depreciation had not been claimed. The federal benefit is unchanged, but your Arizona benefit is spread out. Confirm the details with your CPA.
Arizona Cost Segregation Firms At A Glance
Company
Headquarters
Best For
Standout
Engineered Tax Services
West Palm Beach, FL (Phoenix office)
Owners of almost any property type
Licensed engineering firm with a downtown Phoenix office
KBKG
Pasadena, CA (Arizona track record)
Commercial owners and CPA firms
Independent specialist since 1999
BeachFleischman
Tucson and Phoenix, AZ
Arizona owners wanting a local CPA firm
Largest locally owned accounting firm in Arizona
Cost Seg Smart
Los Angeles, CA (remote, Arizona market pages)
Scottsdale, Sedona and Phoenix STRs
Flat prices from $495 and 1 to 2 day delivery
Leyton
International (Arizona case studies)
Commercial and multifamily owners
Pay after the study is delivered
Haynie & Company
Salt Lake City, UT (Phoenix and Flagstaff offices)
Engineered Tax Services (ETS) is a West Palm Beach, Florida firm with more than 25 years of experience. It lists a Phoenix office at 101 North First Avenue and serves Maricopa and Pinal counties, including Scottsdale, Mesa, Tempe, Chandler, Glendale, Gilbert, Peoria and Surprise. Arizona presence: office and track record.
ETS describes itself as a licensed engineering firm specializing in tax strategies, with engineers, tax attorneys and CPAs on staff. It offers both on-site and remote studies and has published an Arizona case study on a Scottsdale office condo.
The firm also handles R&D credits and 179D deductions, so Arizona developers and business owners can work on several incentives with one provider.
Best for: Owners of almost any property type who want an engineering firm with a Phoenix office.
2. KBKG — Independent Specialist With An Arizona Track Record
KBKG has specialized in tax incentives since 1999 and is based in Pasadena, California. It does not show an Arizona office, but its Arizona page targets Arizona owners and includes a case study on a newly built Arizona office building. Arizona presence: documented track record.
KBKG says it is independent of any CPA firm, and its reports follow the IRS “13 Principal Elements of a Quality Cost Segregation Study.” It studies offices, industrial buildings, multifamily, hotels, retail and mixed-use property. For properties under $1.5 million excluding land, it points owners to CostSegregation.com, its self-guided software.
That two-tier setup lets an Arizona investor use the same firm for a large commercial study and a smaller rental.
Best for: Commercial owners and CPA firms that want an independent, audit-focused specialist.
3. BeachFleischman — Arizona’s Largest Locally Owned Accounting Firm
BeachFleischman describes itself as the largest locally owned public accounting and consulting firm in Arizona, with offices in Tucson, Phoenix and Nogales, plus Las Vegas. Cost segregation is one of its listed tax services. Arizona presence: headquarters and offices.
Its four-stage process starts with a feasibility study and cost proposal, then a site visit by a trained team, analysis with new depreciation schedules and tax forms, and a walkthrough of the results. Studies typically take 30 to 60 days. The firm points to owners who bought commercial or residential rental property for more than $750,000 excluding land, spent more than $100,000 on improvements, or built new.
Because it is an Arizona firm, it can handle the federal benefit and the Arizona add-back on the same return.
Best for: Arizona businesses and property owners who want a local CPA firm to run the study.
4. Cost Seg Smart — Flat-Fee Remote Studies For Scottsdale And Sedona Rentals
Cost Seg Smart is a Los Angeles provider that works remotely and publishes Arizona pages for Phoenix, Scottsdale, Sedona, Chandler, Gilbert, Paradise Valley, Tempe and Tucson. It has no Arizona office; simple residential studies are completed from documents without a site visit, and larger commercial studies may include one. Arizona presence: documented service coverage, remote.
Its Arizona page lists prices from $495 for properties under $300,000, $895 up to $700,000, $995 up to $1 million and $1,295 up to $1.5 million, with commercial from $995. Simple residential reports arrive in 1 to 2 business days. Studies include audit support and a CPA-Ready Guarantee of free revisions or a refund.
The page also states plainly that Arizona does not conform to federal bonus depreciation, which helps Scottsdale and Sedona hosts set realistic expectations for their state return.
Best for: Arizona short-term rental and single-family investors who want a fast, fixed-price study.
5. Leyton — Published Arizona Case Studies With No Upfront Retainer
Leyton is an international tax consultancy with a U.S. cost segregation practice. It does not list an Arizona office, but its Arizona page publishes 2025 studies in Phoenix, Tucson, Mesa, Chandler and Scottsdale. Arizona presence: documented track record.
Those examples include a $16.5 million Phoenix residential building, a $7.4 million Tucson industrial warehouse, a $9.2 million Mesa retail center, an $11.8 million Chandler apartment property and a $19.5 million Scottsdale hotel. Studies can be done on-site or remotely, and each report lists reclassified assets with supporting tax law.
Leyton charges no upfront retainer and invoices after the study is delivered, after giving a free benefit estimate.
Best for: Arizona commercial and multifamily owners who want to see the report before paying.
6. Haynie & Company — CPA Firm With Phoenix And Flagstaff Offices
Haynie & Company is a CPA firm that has served clients since 1960. It is based in Salt Lake City and lists Arizona offices in Phoenix and Flagstaff, with a Phoenix cost segregation page. Arizona presence: offices.
Its Phoenix team of CPAs and specialists runs studies tailored to each property, looks for misclassified assets and builds documentation meant to hold up under IRS review. It works with commercial real estate owners, manufacturers and multi-location food businesses of all sizes.
The Flagstaff office gives owners in Northern Arizona a local CPA firm. Haynie also offers cost segregation from its Utah and Texas offices, which helps owners with property in several states.
Best for: Arizona businesses that want a CPA firm to handle the study and the return together.
7. Baker Tilly — National Firm With Three Valley Offices
Baker Tilly lists Arizona offices in Phoenix, Scottsdale and Tempe. Its cost segregation team draws on accounting, appraisal, tax law, engineering, architecture and construction cost estimating, and the firm says it completes several hundred studies a year. Arizona presence: offices.
Baker Tilly says studies typically produce tax savings of 2 to 5 percent of a property’s total basis. Its work also covers disposals, repair and maintenance compliance, audit defense and property tax reporting, and it can pair studies with renewable energy and other incentives.
Fees are quoted individually, so it fits larger properties better than single rentals. Its broader real estate practice serves funds, REITs, developers and family offices, so the study can sit alongside fund and partnership tax work.
Best for: Larger Arizona owners and developers that want a national firm with local offices.
8. R.E. Cost Seg — Statewide Studies With In-Person Or Virtual Site Visits
R.E. Cost Seg is a Houston provider that says it performs studies across Arizona, listing 22 cities from Phoenix and Tucson to Flagstaff, Lake Havasu City and Sierra Vista. Its engineering team does in-person and virtual site visits in Arizona. Arizona presence: documented track record.
Its Arizona page shows a 2022 study on a $1.65 million Arizona self-storage warehouse that it says produced an estimated $135,176 in first-year tax savings. The page also notes that Arizona requires a bonus depreciation adjustment.
The firm offers lower-priced options for residential properties and serves short-term rentals, small commercial buildings and self-storage. Its coverage of smaller cities such as Prescott, Bullhead City and Casa Grande is useful for owners far from Phoenix and Tucson.
Best for: Arizona investors with rentals, self-storage or small commercial buildings outside the big metros.
9. Eide Bailly — CPA Firm With A Camelback Road Office And A Grocery Niche
Eide Bailly is a national CPA firm with a Phoenix office at 2355 East Camelback Road. Its cost segregation specialists combine the engineering, construction, tax and accounting skills the IRS expects in a quality study. Arizona presence: office.
The firm says it has completed more than 125 cost segregation studies for grocers nationwide, and it works with outside CPAs on a non-competitive basis to deliver studies to their clients.
That referral model is useful for Arizona CPAs who want a study for a client without risking the relationship. Eide Bailly also offers tax, audit and advisory services, so Arizona businesses can keep the study with their existing accounting firm if they already use it.
Best for: Grocers, retailers and Arizona CPAs looking for a non-competitive study partner.
Squire & Company is headquartered in Orem, Utah, and lists an Arizona office at 1819 East Southern Avenue in Mesa. Its tax credits and incentives practice offers cost segregation studies. Arizona presence: office.
Squire points cost segregation at owners who recently purchased, built or renovated property and at businesses that own or lease commercial real estate, including real estate and property management companies.
It is a general CPA firm rather than a specialist, so it fits East Valley business owners who want the study handled alongside their regular tax work. Squire also has offices in Southern Utah and Mesquite, Nevada, which helps owners with property across the region.
Best for: East Valley business owners and property managers who want a regional CPA firm.
How To Choose A Cost Segregation Firm In Arizona
Do You Need Someone On Site?
For single-family homes and short-term rentals, a remote study from documents and photos is usually enough. For hotels, retail centers and industrial buildings, a firm with an Arizona office or an engineer who will visit is worth more. Compare models in our guide to in-person, virtual and software studies.
Because Arizona does not conform to federal bonus depreciation, your CPA needs to track a separate Arizona depreciation schedule. Make sure the study delivers asset detail your CPA can use for both returns.
Is The Fee Reasonable?
Prices range from a few hundred dollars for remote residential studies to custom quotes for large commercial buildings. Ask for a benefit estimate and compare scope, audit support and turnaround as well as price.
Frequently Asked Questions
Does Arizona Allow Bonus Depreciation?
Arizona does not conform to federal bonus depreciation. You add back bonus depreciation on your Arizona return and take an Arizona deduction computed as if you had not claimed it, so the state benefit comes more slowly.
Is Cost Segregation Worth It For An Arizona Short-Term Rental?
Often, if you can use the losses. STR losses can offset other income only if the rental meets the short-term rental rules and you materially participate. Confirm with your CPA before you order a study.
Can I Study A Property I Bought Years Ago?
Yes. A look-back study claims missed depreciation in the current year through a change in accounting method on Form 3115, without amending past returns.
Conclusion
Arizona owners have good choices. Engineered Tax Services, KBKG and Leyton bring specialist depth, BeachFleischman, Haynie, Baker Tilly, Eide Bailly and Squire offer studies through CPA firms with Arizona offices, and Cost Seg Smart and R.E. Cost Seg are lower-cost options for rentals. If you are selling rather than holding, see our list of 1031 exchange companies in Arizona.
This article is general information, not tax or legal advice.
