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  • Writer's pictureCole Farrell

Navigating the Bonus Depreciation Sunset | What Real Estate Investors Need to Know

Real estate investment has long been a favored avenue for wealth accumulation and financial stability. One of the key incentives that have driven investors to the real estate sector in recent years has been the bonus depreciation provision. However, the landscape for this tax benefit is changing, as the phasing out of bonus depreciation comes into play. Let's talk about what bonus depreciation is, why it matters to real estate investors (REI), and the implications of its gradual reduction.



What Is Bonus Depreciation?

Bonus depreciation is a tax provision that allows businesses, including real estate investors, to accelerate the depreciation of certain assets. This means that rather than spreading the depreciation deduction over several years, investors can deduct a significant portion of the asset's cost in the year it was placed in service. It’s important to note that bonus depreciation in real estate applies only to improvements and not to a rental property itself. This is because real estate has a useful life of more than 20 years. This tax benefit has been a powerful tool for REIs looking to reduce their taxable income and improve cash flow.



Why Bonus Depreciation Matters to Real Estate Investors?


Real estate investment involves substantial capital expenditures for property acquisition, development, and improvement. Bonus depreciation has been particularly valuable because it applies to certain real property components like HVAC systems, roofs, and interior improvements. This accelerated depreciation allows investors to realize tax savings earlier in the investment period, thereby increasing their overall return on investment.


Moreover, the Tax Cuts and Jobs Act (TCJA) in 2017 made bonus depreciation even more attractive by allowing investors to deduct 100% of the cost of qualified property in the year it was placed in service. This provision is significant when applied properly.


The Phasing Out of Bonus Depreciation


The benefits of bonus depreciation, however, are gradually diminishing. Under current tax law, the percentage of bonus depreciation that can be claimed is scheduled to decrease over the next several years. Here's a rough timeline of the phase-out:


- 2023 - 80% Bonus Depreciation

- 2024 - 60% Bonus Depreciation

- 2025 - 40% Bonus Depreciation

- 2026 and beyond - No Bonus Depreciation for most assets


Impact On Real Estate Investors


The phasing out of bonus depreciation has several implications:


Reduced Tax Benefits - As the percentage of bonus depreciation decreases, real estate investors will see reduced tax savings. This can affect their cash flow and overall return on investment.

Cash Flow Management: REIs will need to adjust their cash flow projections and financial planning to account for the reduced tax benefits. This may impact their ability to take on new projects or make significant property improvements.

Asset Selection: Investors may need to reconsider their asset selection strategies. Properties with shorter depreciation schedules or those that qualify for other tax incentives may become more attractive.

Long-term Planning: With the phase-out of bonus depreciation, long-term tax planning becomes even more critical. Investors may need to explore alternative tax strategies, such as cost segregation studies, to maximize deductions.

Economic Impact: The reduction in bonus depreciation may have broader economic implications, potentially slowing down real estate investment in some sectors. This could impact construction and related industries.


The phase-out of bonus depreciation presents challenges for investors. They must adapt, seek expert advice, and explore alternative tax strategies to maintain their financial advantage in an evolving tax landscape. While bonus depreciation may lose some of its shine, strategic planning can help investors thrive in this changing tax environment.



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