Real estate professional status
Household facts, qualifying real-property trades or businesses, hour tests, material participation, elections, and record quality all matter.
Real estate CPA services, nationwide and remote
Real Estate CPA and Tax Accountant for Investors
A CPA for real estate investors who coordinates property books, depreciation, participation records, entities, partnerships, acquisitions, dispositions, and state filings before deadlines.
Best for investors with multiple properties, entities, states, partnerships, or material acquisition and disposition activity. Not positioned as inexpensive Schedule E entry.
The short answer
A real estate CPA is a tax accountant who determines not only which deductions exist, but whether the facts support them, when they can be used, how they affect a later sale, and how every property and entity reconciles to the returns. Taxstra does this remotely for investors in every state, led by a CPA who is also a licensed real estate broker.
Free tools
Run the numbers first
- STR Loophole CalculatorCheck the 7-day average stay and participation tests for a short-term rental.Open the tool
- Cost Segregation CalculatorEstimate the basis a study could move into 5-, 7-, and 15-year property.Open the tool
- Rental Depreciation CalculatorSee 27.5-year depreciation on your rental, year by year.Open the tool
Year-end 2026
Before December 31, 2026: real estate moves that lock in this year
Real estate deductions follow dates: when the property is ready to rent, when the hours are worked, and when the sale closes.
- 1
Place the property in service by December 31
Depreciation, including bonus depreciation from a cost segregation study, starts when the rental is ready and available to rent. Closing in December is not enough if the property cannot take guests or tenants yet.
- 2
Order the cost segregation study now
The study itself can be finished after year-end, before you file. The purchase and the placed-in-service date are what lock in a 2026 deduction. Estimate it with the cost segregation calculator.
- 3
Log participation hours inside 2026
Material participation for the STR loophole and the 750-hour Real Estate Professional test are measured within the tax year. Hours you work in January count toward 2027. Check the short-term rental tax loophole rules.
- 4
Time any sale or 1031 exchange
A sale that closes December 31 is a 2026 sale; one that closes January 2 is a 2027 sale. In a 1031 exchange you have 45 days to identify replacement property and 180 days, or your return due date if earlier, to close.
Free 30-minute call with our team about your needs and whether we are a fit.
Educational only, not individualized tax advice. 2026 federal rules; state rules and your facts can change the answer.
CPA, MBA
Bryan Martin, Managing Partner and Founder of Taxstra
Licensed real estate broker
A CPA who also understands how deals are priced and financed
1,000+ clients
Nationwide, fully remote firm based in Springfield, IL
Multi-state returns
Property, owner, and entity filings coordinated across states
A strong fit
- Multi-property and multi-entity investors
- Short-term rental operators with participation questions
- Investors evaluating cost segregation or a disposition
- Partnership and K-1 portfolios
- Owners who need property-level bookkeeping
Probably not the right fit
- A single straightforward rental where price is the only criterion
- Someone seeking guaranteed loss treatment
- An owner unwilling to maintain participation or basis records
- A legal-structure question without counsel
How to choose
What a real estate CPA should do that a general tax preparer will not
A real estate CPA is a tax accountant who works from the property and entity records forward: depreciation schedules, participation logs, basis, suspended losses, and state filings, not a once-a-year Schedule E form-fill.
- Ask how they document material participation and REPS hours
- Ask who models a cost segregation study before it is purchased, and whether the loss can be used
- Ask how many state returns they file for investor clients each year
- Ask whether they will speak with your lender, attorney, and property manager during a transaction
- Ask for the depreciation schedule review on your first return, not the third
| Decision | Generalist preparer | Real estate CPA |
|---|---|---|
| Depreciation | Default 27.5 or 39 years, land split guessed | Documented land allocation, cost segregation modeled before it is ordered |
| Rental losses | Reported as passive and forgotten | Participation, REPS, short-term rental, basis, and at-risk tests checked so a loss is either usable or tracked |
| Entities and K-1s | Each return prepared in isolation | Ownership chart, basis, debt shares, and state registrations kept in sync |
| Selling a property | Gain reported after closing | Recapture, suspended losses, installment, and 1031 alternatives modeled before signing |
| Books | Owner spreadsheet accepted as-is | Property-level books reconciled to closing statements, debt, and escrow |
Why investors work with Taxstra
Taxstra is a remote CPA firm serving 1,000+ clients nationwide, led by Bryan Martin, CPA, MBA, who also holds a real estate broker license. That combination is rare: the same adviser who models your depreciation and passive-loss position also understands how the deal itself is priced, financed, and sold.
Portfolio before tactic
A real estate tax system starts with basis, books, activity, and ownership
The right strategy depends on what is owned, who owns it, how it operates, where it sits, and whether a tax attribute can actually be used.
| Input | Why it matters | Required record |
|---|---|---|
| Property and placed-in-service history | Depreciation and method choices | Closing statements, improvements, fixed-asset schedule |
| Ownership and entities | Return, basis, liability, and state reporting | Operating agreements and ownership ledger |
| Use and operations | Schedule E, trade/business, dealer, or other treatment | Leases, stay data, services, books |
| Participation | Passive versus nonpassive analysis | Contemporaneous activity records |
| Debt and contributions | Basis, at-risk, distributions, and exits | Loan, capital, and partner records |
Compliance foundation
Schedule E, depreciation, and property-level books
Property-level income, operating costs, capital improvements, debt, escrow, owner activity, and deposits must reconcile before a return can support planning. Repairs and improvements, placed-in-service dates, land allocation, and prior depreciation require documented treatment.
- Separate reporting by property and entity
- Reconcile debt, escrow, deposits, and closing statements
- Maintain tax and book fixed-asset schedules
- Track capital improvements separately from repairs
- Carry suspended losses and basis by activity and owner
- Preserve acquisition and disposition documentation
Go deeper: Schedule E guide · real estate bookkeeping · rental depreciation calculator
Losses require a path to use
Material participation, REPS, short-term rentals, and loss limitations
Classification and participation determine whether a paper loss changes current tax; basis, at-risk, and other limitations can still apply.
Short-term rental activity
Average stay, services, and material participation (not the marketing label “Airbnb”) drive the federal passive-activity analysis.
Passive-loss limitations
Track suspended losses and release events instead of treating an unusable deduction as lost or currently deductible.
Grouping and multiple activities
Elections and activity definitions can affect participation and disposition treatment and should be evaluated before returns are filed.
Evidence standard
Build time and participation records from contemporaneous calendars, communications, travel, and work performed. A reconstructed total with no activity detail is weak evidence.
Acceleration, not free money
Cost segregation and depreciation modeling
A cost segregation study changes the timing and character of depreciation. The analysis should show the federal and state effect, loss usability, expected hold period, recapture exposure, and study fee under multiple scenarios.
| Question | Proceed signal | Pause signal |
|---|---|---|
| Can the loss be used? | Documented nonpassive or other usable income | Loss likely remains suspended |
| Will the property be held? | Longer hold supports time-value benefit | Near-term sale increases recapture importance |
| Is basis material? | Acceleration justifies study and admin cost | Small depreciable basis |
| Does the state conform? | State benefit included | Federal-only result or state addback |
| Is the study supportable? | Qualified, property-specific analysis | Rule-of-thumb allocation |
Go deeper: cost segregation guide · single-rental cost segregation analysis
Plan before signing
Acquisitions, dispositions, 1031 exchanges, and recapture
Review purchase-price allocation, intended use, repairs and improvements, ownership, financing, and placed-in-service timing during acquisition. Before a sale, model gain, depreciation recapture, suspended losses, state tax, installment treatment where applicable, and exchange constraints.
- Review the contract and closing structure before execution
- Model sell, hold, installment, and exchange alternatives where relevant
- Coordinate a Section 1031 exchange with a qualified intermediary before closing
- Track replacement-property basis and deferred gain
- Address partner-level and state consequences separately
- Do not describe deferral as elimination
Go deeper: 1031 exchange guide · capital gains tax guide · installment sale tax guide
Ownership creates reporting
Entities, partnerships, K-1s, and syndications
Entity charts should show legal owner, tax classification, property, debt, management activity, state registrations, books, bank accounts, and return responsibility. Partnerships add allocations, capital, basis, debt shares, distributions, and partner reporting.
Go deeper: LLC for rental property · real estate syndication taxes · K-1 vs. 1099
Scale the operating system
Multi-state filings, bookkeeping, acquisitions, and portfolio oversight
Multi-state map
Property location, owner residence, entity registration, source income, withholding, and credits reviewed by jurisdiction.
Close and reporting
Property and entity financials reconciled on a defined cadence, with intercompany activity resolved.
Acquisition pipeline
Tax and accounting due diligence added before closing, not after the depreciation schedule is built.
Disposition calendar
Qualified intermediary, buyer, lender, attorney, property manager, and CPA responsibilities sequenced before deadlines.
Go deeper: multi-state tax planning
From first contact to ongoing work
How an engagement works
Here is how a real estate engagement runs, from your first message to the recurring work on your portfolio: what each side does, what you receive, and what the free consultation covers. Your written proposal sets the final scope.
01
Free 30-minute consultation
Who: You and our team
Book a free 30-minute consultation with our team. Tell us what you need, learn how Taxstra can help, and explore whether our services are a good fit. No preparation is required. A general idea of your income sources, any entities you own, and the decision in front of you helps.
02
Discovery and fit
Who: Our team
Our team asks about your goals, the help you are looking for, and your timeline, then tells you which kind of engagement fits: proactive planning, monthly accounting plus tax, or preparation. If we are not the right firm for your situation, we say that too.
03
Written proposal
Who: Our team prepares it. You decide.
If there is a fit, you receive a written proposal through Ignition. It sets the services, deliverables, responsibilities, cadence, and fee before any work begins. Work starts only under an agreed paid engagement.
04
Onboarding in TaxDome
Who: Our team sets it up. You upload.
Once you accept, we set you up in TaxDome, our secure client portal, for documents, e-signatures, and messages. Sensitive records go through the portal, not a web form.
05
Portfolio diagnostic
Who: Our team, with your records
Inventory properties, entities, debt, basis, depreciation, books, participation, carryforwards, states, and planned transactions.
06
Priority model
Who: Our team
Identify reporting gaps and model decisions based on usable tax effect, business economics, timing, and state treatment.
07
Implementation
Who: Our team, you, and named providers
Coordinate books, studies, elections, payroll, intermediaries, counsel, payments, and documentation with named deadlines.
08
Filing and continuity
Who: Our team
Prepare coordinated returns and K-1s, preserve basis and suspended losses, and carry transaction and participation records forward.
What you receive
- Coordinated federal and state returns and K-1s for the properties and entities in scope
- Tax and book fixed-asset schedules
- Basis and suspended losses tracked and carried forward
- Sell, hold, installment, and exchange alternatives modeled before you sign, where relevant
- Property- and entity-level books, when bookkeeping is in scope
Your proposal names the exact deliverables for your engagement.
What we need from you
- A property and entity list, with purchase or sale dates
- Prior returns and depreciation schedules
- Closing statements, improvements, and operating agreements
- Contemporaneous participation records
- Your bookkeeping status and the next transaction you are considering
Who does what
Our team
- Scopes the engagement and writes the proposal
- Sets up your TaxDome portal and requests the records the work needs
- Performs the agreed analysis, planning, and filings
- Documents assumptions and assigns each next step an owner
You
- Share the facts and the decision you are facing
- Upload records through TaxDome, then review and sign what needs your signature
- Send the contract and closing structure before you sign, not after
- Keep participation records from calendars, communications, travel, and work performed
Other professionals
The proposal separates CPA work from study-provider, attorney, and exchange-intermediary responsibilities. Each professional keeps responsibility for their own work.
Typical cadence
Your proposal sets how often we meet and review. Planning engagements run year-round, not only at filing time. Work outside the agreed scope is scoped separately before it starts.
What the free consultation is, and what it is not
Book a free 30-minute consultation with our team. Tell us what you need, learn how Taxstra can help, and explore whether our services are a good fit.
It is a conversation about your needs, our services, fit, and next steps. Personalized advice, return or document reviews, eligibility determinations, and savings estimates require a paid engagement. There is no obligation to hire us.
Bryan Martin, CPA, MBA, is also a licensed real estate broker. Taxstra serves 1,000+ clients nationwide, fully remote.
“From my perspective, I have very complicated taxes and cannot say enough in appreciation for Bryan to figure it all out: His patience, his expertise, his persistence made all the difference in the world!”
Would a more proactive CPA relationship improve the decisions you make this year?
Book a free 30-minute consultation with our team. Tell us what you need, learn how Taxstra can help, and explore whether our services are a good fit. Tax advice, document reviews, and analysis require a paid engagement.
Authoritative Sources
- IRS Publication 527, Residential Rental Property
- IRC Section 469, Passive activity losses and credits limited
- IRS Publication 946, How To Depreciate Property
- IRS Cost Segregation Audit Techniques Guide
- IRS, Like-Kind Exchanges: Real Estate Tax Tips (Section 1031)
Citations reflect U.S. federal tax law as of the article's last reviewed date.
Frequently Asked Questions
A real estate CPA coordinates property and entity books, depreciation, passive-activity and at-risk limitations, participation records, partnership reporting, acquisitions, dispositions, exchanges, estimates, and federal and state returns.
Rental losses are generally passive, but exceptions and grouping, participation, at-risk, basis, and excess-business-loss rules can change current deductibility. A large depreciation deduction does not automatically create a usable loss.
No. Model depreciable basis, property type, placed-in-service date, holding period, passive-loss usability, state conformity, recapture, study cost, and the time value of the acceleration before ordering a study.
A single-member LLC often does not change default federal income-tax reporting. Legal liability, financing, ownership, state fees, elections, and multi-owner rules still matter and should be coordinated with counsel.
Yes. Scope can include multiple property entities, partnership returns and K-1s, state filings, nonresident owners, and portfolio bookkeeping. State treatment is analyzed separately from federal rules.
Educational information only, not individualized tax, legal, or investment advice. Federal rules are discussed unless stated otherwise; state treatment and exceptions can differ.
Limited Availability
Bring the whole tax picture into one conversation.
Book a free 30-minute consultation with our team to discuss your needs, our services, and whether Taxstra is a fit. Tax advice, document reviews, and analysis require a paid engagement.
Learn how our CPA-led team can help
30 minutes with our team
Zero obligation, zero pressure
0+
Clients Nationwide
0+
Years Experience
0%
CPA-Led Service
0min
Free Consultation
What to Expect on the Call
1
We learn about your business and tax situation2
We explain which services fit your needs3
We answer questions about our servicesRelated Taxstra resources
Continue with the services, planning tools, and explainers most relevant to this topic.