The One Big Beautiful Bill: What Real Estate Investors Need to Know Now

For years, real estate tax benefits like bonus depreciation and opportunity zones have fueled portfolio growth. 

But the OBBB makes two key changes that could reshape how you invest and finance your deals:

I’m Rich, a CPA, bookkeeper, and financial strategist who’s helped real estate investors across the country unlock millions in tax savings, protect their portfolios from costly mistakes and effortlessly grow their cash flow. For over 20+ years, I’ve specialized in translating complex tax law into actionable strategies that build wealth—not just file returns.

This bill is one of the most investor-friendly tax changes we’ve seen in years, but only if you know how to leverage it. 

My job is to make sure you’re not just aware of these changes, but positioned to capitalize on them before your competition does.

The biggest headline for investors: 100% bonus depreciation is back.

This means:

You can deduct the full cost of qualified improvements (like certain fixtures, appliances, or structural components identified in a cost segregation study) in the year you place them in service.

This isn’t temporary—it’s permanent. Investors no longer have to worry about phasedowns like we saw in 2023–2024.

Immediate deductions improve cash flow, letting you reinvest faster.

When paired with the Short-Term Rental (STR) loophole, some investors can even use these losses against active income.

OBBB also made Opportunity Zones (OZ) permanent, removing the ticking clock that had some investors hesitant to jump in.

Investors can still defer capital gains by reinvesting them into OZ funds or projects.

Long-term holds (10+ years) still enjoy the full exclusion of gains on OZ investments.

Permanent status means OZ strategies are no longer a “race against the clock.”

This could increase competition, but also stabilize these markets and attract more capital—leading to appreciation in and around OZ areas.

For investors using leverage, Section 163(j) changes improve how much interest you can deduct, giving more breathing room for portfolio growth and financing strategies.

1. Review Properties for Cost Segregation Potential
If you own or plan to acquire rental properties, run a cost segregation study to identify bonus depreciation opportunities now.

2. Evaluate Opportunity Zone Investments
With permanent status, OZs may be worth revisiting—especially if you’re looking for long-term, tax-advantaged growth.

3. Reassess Financing Structure
Eased interest deduction limits could allow for smarter leverage strategies, especially for those scaling quickly.

4. Book a Strategy Session Before Year-End
Tax planning after December 31st is too late. These changes are permanent, but your ability to take advantage of them this year depends on smart planning now.

The One Big Beautiful Bill permanently restored and expanded tax incentives for real estate investors. 

Those who take action now can lock in deductions, improve cash flow, and make strategic moves before increased competition drives up prices.

This isn’t just about tax filing—it’s about using the law to build wealth strategically.

• Identify and execute cost segregation opportunities
• Evaluate and structure Opportunity Zone investments
• Optimize your financing to maximize deductions

→ Ready to see how these new rules can boost your returns? Book your call with me today!

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