Cost Segregation Studies in Florida for Rentals

Rental-property study coverage in Florida

Orlando and Central Florida

Orlando's median home price runs approximately $380,000. The vacation rental corridor along US-192, in Kissimmee, Davenport, and Champions Gate, is one of the largest STR markets in the country. Properties near Disney World, Universal Studios, and SeaWorld produce $40,000-$80,000+ in gross annual revenue for well-furnished 4-6BR vacation homes. Osceola County's combined Tourist Development Tax is approximately 12.5%. Short-term rental homes in resort communities like Reunion, Storey Lake, and Windsor at Westside are purpose-built for STR use, with community amenities that qualify as 15-year land improvements. A 5BR vacation home in Davenport purchased for $450,000 with $45,000 in furnishings typically yields $180,000-$220,000 in eligible cost segregation basis.

Miami and South Florida

Miami's median home price runs approximately $550,000-$600,000, with Miami Beach, Wynwood, Brickell, and Coconut Grove commanding premium pricing. Miami Beach enforces strict STR regulations with a minimum 6-month rental period in most residential zones, while unincorporated Miami-Dade County allows STRs with a Certificate of Use. Fort Lauderdale (median ~$420,000) is more STR-friendly with a registration and licensing process. The combined Tourist Development Tax in Miami-Dade is 13%. The Palm Beach County corridor (Delray Beach, Boca Raton, Jupiter) offers luxury rental demand from seasonal residents and golf tourism.

Tampa Bay

Tampa's median home price runs approximately $380,000-$420,000. St. Petersburg, Clearwater Beach, and the Gulf beaches of Pinellas County are the region's top STR performers, with beachfront condos and cottages generating $50,000-$90,000 annually. Hillsborough County's combined Tourist Tax is 12%. The Seminole Heights, Ybor City, and Channel District neighborhoods in Tampa proper attract business traveler and event-driven STR demand. Anna Maria Island and Siesta Key (Sarasota County) are premium beach vacation rental markets with median prices of $800,000-$1.5M.

Gulf Coast and Panhandle

The Emerald Coast (Destin, 30A, Panama City Beach, Fort Walton Beach) is Florida's highest-performing beach STR corridor outside South Florida. Walton County (30A/Destin) combined Tourist Tax runs 11.5%. Properties along Scenic Highway 30A (Rosemary Beach, Seaside, WaterColor, Alys Beach) command $500-$1,000+ per night in peak season. Gulf Shores-adjacent markets in Northwest Florida produce strong seasonal revenue from Memorial Day through Labor Day. Naples and Marco Island (Collier County) serve a luxury snowbird market with median home prices above $600,000.

Jacksonville and Northeast Florida

Jacksonville's median home price of approximately $310,000 makes it one of Florida's most affordable metros. The Beaches communities (Jacksonville Beach, Neptune Beach, Atlantic Beach, Ponte Vedra) and the San Marco and Riverside neighborhoods drive STR demand. St. Augustine, one of the oldest cities in the US, has strong tourism-driven STR performance year-round. Duval County's combined Tourist Tax is 12%.

Choose the review that fits your property

Airbnb and short-term rentals: review furnishings, basis, personal use, and participation records.
Long-term residential rentals: evaluate passive income and suspended losses before projecting immediate savings.
Duplexes, triplexes, and fourplexes: reconcile shared systems, unit improvements, and any owner-occupied portion.
Small multifamily: reconcile buildings, common areas, site assets, and each renovation.

The documents that drive a defensible estimate

Closing statement, purchase agreement, land-allocation support, and ownership records.
Original and current depreciation schedules, service dates, and prior elections.
Construction, renovation, and furnishing invoices, photographs, and plans.
Booking and personal-use records, participation records, and management agreements where relevant.
Tax residency, entity classification, passive income, expected holding period, and planned sale or exchange.

A city name or purchase price alone cannot establish the classification or deduction. Use the complete document checklist before requesting a proposal.

Separate federal depreciation from state treatment

The federal study and the Florida return are separate parts of implementation. The analysis should identify the owner's residency, ownership entity, source of income, relevant tax year, and any state or local filing obligations. Do not assume the federal bonus deduction transfers unchanged to every state return, or that a property location determines the owner's entire tax treatment.

Current federal rules generally permit 100% bonus depreciation for qualifying property acquired and placed in service after January 19, 2025, subject to the applicable requirements and elections. Older properties require the rules for their original dates. The building shell and land do not become bonus-eligible simply because a study is completed.

Have the return preparer confirm the current state instructions and retain separate adjustment schedules where required.

Pricing and feasibility before you order

Published standard pricing: $1 per square foot, with a $2,000 minimum per study. Cost segregation is separately priced from advisory. Confirm scope, complex-property charges, preparer handoff, and Form 3115 or return-preparation fees in writing.

Use the free rental-property calculator for an initial first-year scenario. It is not a component-level report, a determination of loss usability, or a prediction of a refund. Review study cost and proposal questions before ordering.

Frequently asked questions

Do you serve rental owners throughout Florida?

Yes. AE Tax Advisors coordinates rental-property cost segregation and tax advisory nationwide, including Orlando and Kissimmee, Miami and Fort Lauderdale, Tampa and St. Petersburg, Destin and Panama City Beach. Service coverage does not imply an office in each market.

What does an AE study cost?

Published standard study pricing is $1 per square foot with a $2,000 minimum per study. Confirm complex work, filing responsibilities, and any additional fees in the written engagement.

Does a study automatically offset W-2 income?

No. The study classifies property costs. Current deduction usability depends on activity classification, participation, basis, at-risk rules, and other loss limitations.

Can you review an older rental?

A prior-year review starts with historical basis, service dates, elections, and depreciation actually claimed. The preparer must choose the applicable correction method, which may involve Form 3115 rather than amended returns.

Sources and next steps

Content updated October 1, 2026. General information only. Apply the rules for the relevant year and facts before filing. Editorial standards.

National service and study scope | Amended return or Form 3115? | Case studies and planning examples

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Florida income tax, lodging tax and advisory questions

Florida does not impose an individual income tax, but ownership and residency still matter. A Florida corporation or corporate owner may have state income/franchise tax obligations. Florida's corporate rules include federal bonus depreciation additions and related subtractions; do not assume full federal conformity. Check the current F-1120 instructions for the applicable property and filing year.

For generally six-month-or-shorter transient accommodations, Florida imposes 6% state sales tax, plus applicable discretionary surtax and local transient-rental taxes. Tourist development tax is a local option tax, not the name of the statewide 6% charge. Check collection responsibilities, exemptions and the actual county rates using the Florida accommodation-tax guide. A booking platform's involvement does not by itself settle every filing obligation.

Tax advisory for Florida business and rental owners

A study is one part of a broader plan. For a profitable Florida business owner, coordinate entity classification, reasonable owner compensation, retirement funding, estimates and the implementation of rental deductions. Florida location alone does not remove federal loss limits or another state's resident/source-income rules.

A useful first review identifies the ownership entity, the owner's tax residency, business and property locations, historical basis and depreciation, and the decisions expected this year. See business owner advisory, multistate planning and current fees and written engagement scope.

Cost Segregation Studies in Florida for Rental Property