Bonus Depreciation & The "Loophole"

Bonus depreciation lets businesses immediately deduct a large percentage of the cost of eligible assets. Here's how STR owners put it to work.

1. Executive Summary: What is Bonus Depreciation?

Bonus depreciation is a tax incentive that allows businesses to immediately deduct a large percentage of the cost of eligible assets in the first year they are placed in service, rather than spreading that deduction over decades.

The 2026 Reality

Under the Tax Cuts and Jobs Act, bonus depreciation had been phasing down: 100% through 2022, then 80% in 2023, 60% in 2024 and 40% for most of 2025. The One Big Beautiful Bill Act, signed July 4, 2025, restored 100% bonus depreciation for qualifying property acquired and placed in service after January 19, 2025, with no scheduled phase-out. The examples below use the 100% rate.

Own a short-term rental here, or thinking about buying one? Host Extraordinaires runs full-service Nashville Airbnb management for owners who want the bookings without the day-to-day. See how short term rental management in Nashville works, what it costs and what your home could earn.

2. Qualifying for the "STR Loophole"

To reclassify a rental from a "passive" activity to a "business" (allowing the tax offset), the property must meet two IRS criteria:

  1. The 7-Day Rule: The average guest stay must be 7 days or less.

  2. Material Participation: You must be significantly involved in the daily operations (see Section 4).

The Engine: Cost Segregation

You cannot depreciate the land or the 39-year building structure all at once. Instead, you perform a Cost Segregation Study. Engineers identify components of the property that qualify as 5, 7, or 15-year property—such as cabinetry, flooring, landscaping, and furniture. Typically, 20% to 30% of a home’s purchase price can be reallocated into these accelerated categories.

3. Buyer Scenario: The Coastal Investment

Note: This scenario uses a 100% bonus rate for conceptual clarity on the maximum potential impact.

  • Buyer Profile: Senior Software Architect (W-2 Employee)

  • Household Income: $350,000 (~35% Federal Tax Bracket)

  • Property Purchase: $1,000,000 Beach House

  • Land Value (Non-depreciable): $200,000

  • Depreciable Basis: $800,000

The Result:

A Cost Segregation study identifies $250,000 in assets (5-15 year property). By taking 100% bonus depreciation, the buyer generates a $250,000 paper loss.

  • Accelerated Deduction: Value: $250,000

  • Tax Savings ($250k x 35%): Value: $87,500

  • Effective Down Payment Reduction: Value: The buyer essentially "recovers" $87,500 of their cash via a tax refund.

4. The 7 Material Participation Tests

To "unlock" the loss above against your W-2 income, you must pass one of these seven tests annually:

  • Test 1: Requirement: You participate for more than 500 hours during the year.

  • Test 2: Requirement: Your participation is substantially all of the participation (no contractors/cleaners).

  • Test 3: Requirement: The Gold Standard: You spend 100+ hours AND no one else spends more time than you.

  • Test 4: Requirement: Significant Participation Activity (100+ hours on multiple businesses totaling 500+).

  • Test 5: Requirement: You materially participated for 5 of the last 10 years.

  • Test 6: Requirement: Personal Service Activity (Materially participated in any 3 prior years).

  • Test 7: Requirement: "Facts and Circumstances" (Continuous involvement—highly difficult to prove in audit).

Why Test 3 Wins: Most investors hire cleaners. If your cleaning crew spends 90 hours total over a year, and you spend 100 hours managing, you pass. If the cleaners spend 120 hours, you must spend at least 121.

5. Critical Obligations & Risks

The Contemporaneous Log

The IRS requires a "contemporaneous" log—a real-time record of your hours. It must include the date, time spent, location, and specific task (e.g., "Jan 5, 2 hours: Coordinated roof repair and messaged upcoming guests").

Depreciation Recapture

Bonus depreciation is a tax deferral, not a permanent gift. When you sell the property, the IRS will "recapture" the depreciation you took and tax it (depreciation taken on 5, 7 and 15-year property comes back as ordinary income; gain attributable to the building itself is taxed at up to 25%).

  • Solution: Most investors use a 1031 Exchange to roll the gain into a new property, deferring the tax indefinitely.

Disclaimer: Tax laws are subject to change and individual circumstances vary. Always consult with a CPA or tax strategist specializing in real estate before implementing these strategies.