Cost segregation study near me: do you need a local firm?
You can hire a cost segregation company outside your city. Of the nine study offers we checked for this page, six advertise a no-visit or remote option. The provider still has to confirm that option for your property.
What matters is how the firm looks at your building. The offers below use documents and photos, a remote review such as a video walkthrough, or a person on site. For remote work, ask who must supply the evidence. For an in-person visit, also compare travel fees and scheduling.
Below, you can compare those options and their published fees, and find a truly local pro if you want one.
| How they look at your building | Does the firm's location matter? | Published prices |
|---|---|---|
| No provider visit. Software, or a report built from your documents and photos | Confirm service coverage; no provider travel is advertised | Examples below: $495 software example, a report from $950, and a $2,200 flat-fee study |
| Remote evaluation. A video walkthrough or another remote review, with an on-site option | Confirm coverage and whether someone must be at the building | R.E.'s virtual study starts at $2,320 residential or $2,730 commercial. Other offers require a quote. |
| In-person visit. Someone comes to the building | The inspector's location affects travel and scheduling | By quote. Confirm whether inspection and travel are included. |
The $495 figure is CostSegregation.com's example for a residential property with $750,000 of tax basis, not counting land. For a purchased property, basis generally starts with cost and includes certain acquisition costs and later adjustments. Land is excluded from depreciable basis. Ask your tax preparer to confirm the figure used for a provider's limit (IRS Publication 946). All prices here are published examples, starting fees, or advertised flat fees, not quotes for your property. Checked October 7, 2026 (UTC).
Provider links on this page are unpaid. We label any link that can earn us a referral fee. How we make money.
New to this? A cost segregation study sorts parts of your building, such as carpet, certain lighting, and parking lots, into groups you can write off faster on your taxes. See what a study changes.
Which inspection options should you compare?
Answer four questions to get a starting group of published offers and the questions to ask each firm. This check does not determine eligibility or whether your building needs a visit. It does not check your address.
Near-Me Check: compare study and inspection options
Four questions to organize published options. This does not decide whether an inspection is needed or confirm that a property qualifies. Your answers are not sent or stored by this tool.
0 of 4 questions answered.
Answer all four questions to see options to compare.
Here is one example. You bought a short-term rental house this year. You have your closing papers and the listing photos. Renovations were under $50,000. You choose the lowest-fee priority. The result is "Compare document-based study options." You see the $495 software example, a report from $950, and a $2,200 flat-fee study, in the same order as the comparison below. Those figures have different conditions, so they are not a lowest-price ranking for your house. Confirm the property's basis, floor area, layout, improvements, and records with the provider before choosing an offer.
Prefer a table? This is the same logic.
| Your situation | Starting group to compare | What still needs confirmation |
|---|---|---|
| Any property, and you want a person to walk it | Offers with an in-person inspection option | Who visits, where they travel from, and the total fee |
| Rental house, condo, or 2 to 4 units, with closing papers and photos or fuller records | Document-based offers | Product limits and whether your evidence is sufficient |
| Same kind of property, but with very few records | Provider-led offers | How missing records will be replaced and what inspection is proposed |
| Apartment building with 5 or more units | Provider-led offers | Unit coverage, the inspection plan, and other eligible options in the full table |
| Commercial or mixed-use building with closing papers, photos, or drawings | Provider-led offers | Which remote or in-person process is included, and why |
| Commercial or mixed-use building with very few records | Provider-led offers | How missing records will be replaced; an in-person visit is an option to discuss |
These are editorial starting groups, not inspection rules or a complete list of eligible offers. The IRS guide for examiners recommends field inspection and calls it critical when construction drawings and specifications are limited or missing (IRS Publication 5653, Chapter 3). A provider must explain why its proposed evidence is sufficient.
The renovation question affects only whether Rapid Report appears in the initial group. At $50,000 or more, the tool leaves it out and tells you to confirm its limit. R.E.'s pages disagree at the exact $50,000 boundary. That is a product condition, not an IRS inspection threshold; it does not change the other offers' inspection group.
A local office, a service area, and a site visit are three different things
A firm's website can say "we serve your city" and mean any of these. Ask which one it means.
| What the firm says | What it really means | What to ask |
|---|---|---|
| "We have an office in your city" | A business address | "Does the person who works on my study work there?" |
| "We serve your area" | It accepts projects there | "Does your quoted fee apply at my address?" |
| "We do an in-person site visit" | A person comes to the building | "Who comes, where do they travel from, and is travel in the fee?" |
| "We do a virtual site visit" | A remote visual review, using live video or recorded footage | "Is it live or recorded, who must be at the building, and what must they capture?" |
| "No site visit needed" | The provider proposes a study from what you send | "What do I have to supply, and what if I'm missing some of it?" |
One more tip. Search by where the property is, not where you live. If you live in Colorado and own a rental in Tennessee, the Tennessee address is the one that matters for a visit.
Cost segregation options by inspection type
These are nine offers from seven companies. We included an offer only if the company described a no-visit, remote, or on-site process on its own website. It is not the whole market, and it is not a ranking. Prices and timing summarize each company's published information, checked October 7, 2026 (UTC). Eligibility, evidence, and service at your address still need confirmation.
No visit
| Offer | How it works | Published price | Published timing | Good to know |
|---|---|---|---|---|
| CostSegregation.com (software from KBKG) | You enter the property details yourself; no site inspection | $495 example at $750,000 residential tax basis. $1,295 example at $1 million commercial tax basis. Both exclude land. | Self-guided; confirm delivery after entering the information | Advertises a $1.5 million building-basis limit. Its pages differ on "under" versus "up to" that amount. Confirm at the boundary and for complex improvements made in another tax year. |
| R.E. Cost Seg Rapid Report | You fill out a questionnaire. Engineers review it. No inspection. | From $950 | About 5 business days after payment and questionnaire completion | Residential, up to 4 similar units. Published limits involve 3,500 sq. ft., $1.2 million depreciable basis excluding land, and $50,000 renovations; see the wording differences below. Mixed use and varying placed-in-service dates are outside its dedicated page's scope. |
| Virtual Cost Segregation | Built from purchase documents, photos, and building records; no site visit | $2,200 flat per study. $1,980 per property for 3 or more. | 3 to 5 business days after purchase and document upload | The flat-fee offer targets residential rentals, including multifamily and short-term rentals. Its pages conflict on commercial scope; confirm commercial or mixed portfolios directly. |
Close to a Rapid Report limit? Its services FAQ says under 3,500 square feet per unit, up to four units, and uses "under" for the $1.2 million basis and $50,000 renovation limits. The dedicated offer page omits "per unit" from the floor-area description and uses "up to" for basis and renovations. Get eligibility in writing if you are at a boundary or have multiple units.
Sources: CostSegregation.com and its FAQ; R.E. Cost Seg Rapid Report and services FAQ; Virtual Cost Segregation and portfolio terms. VCS's restaurant-property article excludes commercial studies, while its portfolio page invites mixed residential/commercial inquiries.
Get a free Rapid Report proposal
See Virtual Cost Segregation pricing
Remote evaluation or on-site inspection
| Offer | How it works | Published price | Published timing | Good to know |
|---|---|---|---|---|
| R.E. Cost Seg Fully Engineered Study | A 30 to 60 minute video call. Someone at the property walks it with a smartphone. | From $2,320 residential or $2,730 commercial. An in-person visit costs extra, and the fee depends on location. | About 15 to 20 business days after all required documents and the virtual inspection | Lists service coverage in all 50 states. Rush service depends on availability. |
| Leyton | Remote evaluation or on site "if needed." Confirm whether its remote process includes video. | By proposal. The company says no upfront retainer or payment; it invoices after study delivery. | Most studies take 4 to 8 weeks, depending on project size and documentation | Residential and commercial properties. Confirm your inspection method and when the delivery clock starts. |
| Engineered Tax Services (ETS) | On site, live video, or client-recorded footage with supporting records. The company says an on-site visit is more precise. | By quote. The company says you get a fixed fee up front and pay a retainer to start. | Typically 4 to 6 weeks from start to finish; larger or more complex properties may take longer | Lists 8 U.S. office locations and says it can often send a local professional. Confirm who would reach your address. |
Sources: R.E. Cost Seg Fully Engineered Study and services FAQ; Leyton; ETS's inspection comparison, fee and process description, current timing, local coverage explanation, and offices.
Get a free Fully Engineered proposal
In-person visit is standard
| Offer | How it works | Published price | Published timing | Good to know |
|---|---|---|---|---|
| CSSI | The company says its engineers inspect on site | Quote required. Its FAQ gives a general $2,000 to $15,000 study-cost range based on size, complexity, and location; this is not a CSSI fee schedule. | About 3 to 6 weeks after all appropriate documentation | Its $200,000 cost-basis figure is screening guidance, not a confirmed minimum; the page also mentions $150,000 property value. Office in Baton Rouge, Louisiana. |
| KBKG detailed study | Its process includes a physical inspection of the property | By proposal | Confirm the current schedule in your proposal | Its software directs properties above $1.5 million to professional services. That is not a minimum for a detailed study. It lists offices across the U.S. |
| McGuire Sponsel | The company says it does a site inspection for every study | By quote. Free estimate. | Not published | Its favorable-prospect guidelines include a purchase or new build over $750,000, or an interior renovation over $200,000; these are not stated service minimums. Offices in Indianapolis, Atlanta, Dallas, and the Detroit and Phoenix areas. |
Sources: CSSI, KBKG, KBKG offices, McGuire Sponsel, McGuire Sponsel offices.
Ask McGuire Sponsel about an inspection
An office address is not a promise that someone nearby will inspect your building. No company on this list has confirmed it can reach your address. Ask.
Want more detail on the three KBKG software and R.E. offers already compared on our provider page? It covers price, property limits, paperwork, and audit support side by side.
Does the IRS require a site visit?
The IRS guide does not prescribe one preparation method. It recommends field inspection and emphasizes evidence supporting the classifications and costs. That does not establish that any particular no-visit study is adequate.
Here is the distinction. The guide IRS examiners use says "A field inspection is recommended for all quality studies." It calls the inspection a critical step when drawings are limited or missing, which it says is common for buildings you buy. Its list of what a quality study includes names a site visit with photos. All of this is in IRS Publication 5653, Chapters 3 and 4.
So ask what evidence the provider will collect, not just whether it labels the study "IRS compliant." A remote option on a sales page does not answer that question for your building.
Two more things to know.
The guide is not law. Its cover says it is not an official statement of the law and can't be relied on as one. It tells examiners what to look for.
The guide does not establish that a video walkthrough is equivalent to a physical inspection. Chapter 5 discusses photographs and video as evidence, including recordings during an examiner's inspection. That is not an approval of a provider's remote process. Firms disagree. R.E. Cost Seg says its video walkthroughs meet the field-inspection recommendation. ETS says a physical visit is the ideal and that remote work is acceptable when the documentation is strong enough. Those are company views, not IRS rulings.
Be especially careful with a proposed study that has thin records and no look at the building of any kind. Ask the provider and your tax preparer why its evidence is sufficient and how it will document what is actually in your building.
How to find a cost segregation firm near you
If you want a local firm, here is how to find a real one.
- Search the ASCSP member directory. ASCSP is the trade group for this field: the American Society of Cost Segregation Professionals. Its directory can be searched by city, state, ZIP, company, and designation.
- Ask your CPA who they use. Then ask two more things. Do you do the study in-house, or send it to a partner firm? Do you get a referral fee?
- Check CPA firms and engineering firms in your region. Ask whether they have a cost segregation team and whether it covers your property's address.
- Check national firms' published office information. ETS, McGuire Sponsel, and KBKG list theirs.
- Search a map app for "cost segregation." Then run the five questions below on whatever comes up.
Search the ASCSP member directory
Is that "[your city] cost segregation" page really local?
A city page can describe a firm's service area without proving that it has an office there. Check the page's specific claims before treating it as a local office.
- Does the page list a street address in your area?
- Does it name a person who works there?
- Does it say who will inspect your building and where they travel from?
- Does it say whether travel is in the fee?
- If you open the same firm's page for another city, is the text the same?
How to check a credential
The IRS examiner guide does not prescribe one preparer credential. It says there are no set qualifications for people who prepare studies. It also says a preparer's experience in construction, cost estimating, and tax law affects quality.
| The claim | How to check it | What it doesn't tell you |
|---|---|---|
| CCSP (Certified Cost Segregation Professional). ASCSP's top level. Its requirements include at least 7 years and 7,000 hours of direct experience with a qualifying degree, or 9 years and 9,000 hours without one, plus an exam and application review. | Look up the person's name in the ASCSP directory | Whether that person will work on your study |
| CPA | Use NASBA’s CPAverify route or your state board of accountancy | Whether they have done a study on a building like yours |
| PE (Professional Engineer) | Find the relevant engineering board in the NCEES directory, then check the license there | Who will actually visit or review your project |
The CCSP designation is a professional credential, not an IRS endorsement of a firm or its study.
What will a visit cost?
We could not find one price for a local visit that applies everywhere. Here is what is published.
- R.E. Cost Seg says an in-person visit costs extra and the fee depends on location. Its starting prices of $2,320 and $2,730 do not include it.
- CSSI lists location as one factor in its general study-cost guidance.
- For any inspected service, ask whether the proposal includes inspection and travel, and whether another visit costs extra.
The published information we checked does not establish that local firms cost less, or more. So don't guess. Compare the full bill.
Full bill = study fee + any separate inspection or travel charge + extra work your tax preparer bills you.
Here is a made-up example. These are not real quotes. Assume both cover the same inspection and deliverables.
| Quote A: nearby firm | Quote B: national firm | |
|---|---|---|
| Study fee | $3,200 | $2,750 |
| Inspection and travel | $0, included in writing | $450 |
| Your CPA's work to use the study | $400 | $400 |
| Full bill | $3,600 | $3,600 |
The two totals match, despite the different study fees. And if Quote B hadn't priced travel yet, its total would be "$3,150 plus an unknown travel charge." An unknown charge is not zero. Get it in writing before you compare.
What happens at each kind of inspection
No visit. You fill out a questionnaire or send closing papers, photos, and renovation invoices. The firm, or the software, builds the study from those.
Remote evaluation. Ask whether it means a live call, recorded footage, or a document review. For a video walkthrough, you book a call. At R.E. Cost Seg it runs 30 to 60 minutes, and someone with access to the property walks it with a smartphone. That can be you, a property manager, or an employee. "Virtual" does not mean nobody has to be at the building.
In-person visit. Someone photographs the building's condition, parts, and improvements. R.E. Cost Seg says its inspector needs access to all easy-to-reach inside and outside areas, but not the roof. The IRS guide describes a field inspection as recording the type of construction, the materials, the building systems, site work such as parking lots and lighting, and the condition at purchase.
The person who shows up may not be the engineer. R.E. Cost Seg, for example, says a "site visit specialist" runs its video visits and a trained inspector takes the photos in person for its engineering team. Ask who collects the evidence, who prepares the study, and who reviews it. They can be three different people.
What to have ready
CSSI's list is a useful starting point: your current depreciation schedule, building cost information, drawings and renovation plans if you have them, and access for the walkthrough. VCS also asks for purchase documents and property photos. Each provider should confirm its own requirements.
| If this is you | Sort this out before you schedule |
|---|---|
| Tenants live or work there | Which units must be seen, who arranges entry, and any photo limits. Follow your lease and local rules on notice. |
| You live somewhere else | Whether your manager can do the walkthrough, and whether the manager charges for it |
| More than one building | Which buildings the quote covers and whether a second visit costs more |
| Old building or past remodels | Which records you have, which are missing, and how the firm fills the gaps |
Copy this request and send it to each firm
Send the same questions to every firm you're considering. Written answers are much easier to compare than sales calls.
Inspection request
Fill in the [brackets] in your own copy, then send it directly to a provider if you choose. This page does not collect or send your information.
Subject: Cost segregation proposal for a property in [city, state] Hello, I'm comparing cost segregation studies for a [property type] at [street address, city, state, ZIP]. It has [number of buildings or units] and is about [size] square feet. I [bought / built / renovated] it in [month and year]. Tax basis excluding land, if confirmed by my tax preparer: [amount / not yet confirmed]. Renovations since acquisition: [description, cost, and dates / none / unknown]. The property was first ready and available for rental or business use in [month and year / not yet confirmed]. The inspection I'd like: [a person visits the property / a video walkthrough / documents and photos if appropriate / tell me what you recommend and why]. Access can be arranged by [me / my property manager / someone else]. Things to know about access: [tenants in place, security rules, dates that don't work, or none]. Before I choose, please answer these in writing: 1. Do you serve this address, does the exact study cover my property, and does your quoted fee apply there? 2. Will the inspection be in person, by video, or from photos and documents only? Who does it, and where are they based? 3. Who prepares the study, and who reviews it? What is their background in construction, cost estimating, and tax? 4. What do I need to give you (photos, measurements, records, access)? What happens if some of it is missing? 5. Are the inspection and travel included in the fee? Please list anything billed separately, such as mileage, lodging, a second visit, or extra buildings. 6. If the walkthrough is by video: who has to be at the property, what do they need, and how long should we set aside? 7. What has to be done before your delivery clock starts, and what delivery date will you put in the proposal? 8. Who will answer my tax preparer's questions about the report? Please name the exact study you are quoting and attach the scope, the fee, what is not included, and your terms for canceling or rescheduling. Thank you, [Your name] [Phone or email]
Want the longer list that covers price, paperwork, and audit support?
See all the pre-order questions
Before you pay, check the tax side
A firm can be a great fit for your building while the study is a poor buy for your taxes. A study moves write-offs earlier. Whether that helps you depends on a few things your tax preparer should check first.
- Can you use the write-offs now? Rental losses are often limited by the passive activity rules, which can push the benefit to later years. See IRS Publication 925.
- How long will you keep the property? A sale can trigger depreciation recapture, which may cause part of your gain to be taxed as ordinary income. Have your tax preparer consider the expected sale as well as the earlier deductions. See IRS Publication 544.
- When was the property acquired and placed in service? Certain qualifying assets acquired and placed in service after January 19, 2025 generally qualify for 100% bonus depreciation. Your tax preparer should check the dates, eligibility, and any election. See IRS Publication 946.
- What does your state do? Federal and state depreciation treatment can differ. California, for example, does not conform to federal bonus depreciation (2025 FTB Publication 1001, page 12). Ask your tax preparer which state returns and adjustments apply to you. The study firm's office location does not decide that.
- Is the property used personally? Property used only personally is not depreciable. Mixed personal and business use needs a separate review. Start with IRS Publication 946 and your tax preparer.
Ask your tax preparer: "Would faster write-offs help me this year, and what does the study need to include for you to use it?"
Common questions
Can my CPA do the cost segregation study?
A CPA firm may have its own cost segregation team or send the work to a specialist firm. Your tax preparer uses the finished study on your return. Ask whether the study is done in-house, who prepares and reviews it, and whether there is a referral fee.
How long does a cost segregation study take?
It depends on the provider, the property, and the inspection. Among the provider-prepared offers here, published timing runs from 3 to 5 business days for a no-visit residential study to 4 to 8 weeks for some provider-led studies. Always ask what has to be done before the firm's clock starts. It may be payment, a questionnaire, your documents, or the visit itself.
Is a video walkthrough as good as an in-person visit?
Firms disagree, and the IRS guide does not establish equivalence. ETS says in-person is more precise. Virtual Cost Segregation says a well-documented remote study can be as accurate. Both are company views, not IRS rulings or an independent comparison. As a building gets more complex or its records get thinner, ask how each proposed process will collect the missing evidence. A four-question check cannot settle that.
Does a local firm know my local building costs better?
Not necessarily. The IRS guide describes cost estimates using contractor records or published cost guides. A nearby office is not required to use those sources. Virtual Cost Segregation, for example, says it scales its costs to your area. Ask which cost source, location adjustment, and valuation date the provider will use.
Will CostSegregationMatch book the inspection for me?
No. We compare published offers. You contact the provider you choose. That provider confirms it can serve your address, sends the proposal, schedules the work, and handles billing.
How we checked this page
On October 7, 2026 (UTC), we checked each company's own pages for its inspection process, published fees, timing, property limits, and office information. Where a company's pages disagree, we show the conflict. For the IRS section, we checked the relevant passages in Chapters 3 through 5 of the February 2025 Cost Segregation Audit Technique Guide and searched the full PDF for remote and video terminology. We also checked the cited depreciation, passive-loss, recapture, and California guidance.
We have not bought these studies or tested them. We did not confirm that any firm can send someone to your address. Prices are published examples, starting fees, or advertised flat fees, not quotes for your property. How we compare providers. Found a mistake? Send a correction.
Pick the study and the inspection that fit your property
Start with the inspection options you want to compare. Ask each provider what your building needs, then get the scope and total fee in writing before you pay.