Savings

Partnership · TX · tax year 2026 · Austin, TX · contact Ana Villarreal, Controller

Conservative Moderate Aggressive

Estimated value after our fee

$847,044

Range $696,021 (conservative) to $1,052,532 (aggressive). Discounted at 7%; fees $11,395.

Overall confidence: low 8 line(s) rest on estimates or open facts; see below.

Cash saved 2026: $407k
Our fees, already subtracted: $11k
How we got it: Faster depreciation (cost segregation): Cypress Bend BTR $411,081
Faster depreciation (cost segregation): Pecan Grove BTR phase 2 $266,726
Energy-efficient home credit $132,900
Property tax appeal $3,105
Small-business exemption from inventory cost rules (no study needed): Cypress Bend BTR $125,665
Small-business exemption from inventory cost rules (no study needed): Pecan Grove BTR phase 2 $82,467
Estimated value after our fee $847,044

2026 tax as filed now

$407,000

With the plan

Difference

+$407,000

Business income $1,100,000 (intake) at the federal rate; state and credits are in the difference. Owner-level items are for your CPA. The plan saves $0 more than this year's tax; that part is state tax saved or carries forward to later years.

Where the value comes from

By project By strategy By year

Faster depreciation (cost segregation)
fees $8,900
$677,807
Energy-efficient home credit
fees $2,100
$132,900
Property tax appeal
fees $395
$3,105
Other ideas (rough estimate)
fees $0
$212,005
Loss limits
fees $0
−$178,773

Every line

same numbers as the chart; click a number for its source

Study · project	Kind	Status	Value	Fee	After fee	Confidence · audit risk	Effort
Cost seg study Cypress Bend BTR (60 homes) ⇄ Recapture at exit	Timing	Applies	$416,031	$4,950	$411,081	Confidence: mediumAudit risk: low	4 CPA files
Energy-efficient home credit (60 homes) Cypress Bend BTR (60 homes) ⇄ energy-efficient home credit basis reduction	Credit	Applies	$135,000	$2,100	$132,900	Confidence: highAudit risk: low	2 Collect certificates
Cost seg (benchmark estimate) Pecan Grove BTR phase 2 (40 homes) ⇄ Recapture at exit	Timing	Applies	$270,676	$3,950	$266,726	Confidence: lowAudit risk: high	3 Engineering study
Property tax appeal Hays County spec inventory (5 homes)	Permanent	Calculated	$3,500	$395	$3,105	Confidence: mediumAudit risk: low	2 File appeal
Small business exemption (screening): Cypress Bend BTR Cypress Bend BTR (60 homes)	Timing screening	Applies	$125,665	$0	$125,665	Confidence: lowAudit risk: medium	1 Estimate
Small business exemption (screening): Pecan Grove BTR phase 2 Pecan Grove BTR phase 2 (40 homes)	Timing screening	Applies	$82,467	$0	$82,467	Confidence: lowAudit risk: medium	1 Estimate
Small business exemption (screening): Hays County spec inventory Hays County spec inventory (5 homes)	Timing screening	Applies	$3,873	$0	$3,873	Confidence: lowAudit risk: medium	1 Estimate
Credit limit: 38(c) general business credit Company-wide ⇄ 38(c)	Timing	Applies	−$11,876	$0	−$11,876	Confidence: mediumAudit risk: low	4 CPA computes
Loss limits: the excess business loss limit excess business loss and 80% loss carried forward Company-wide ⇄ the excess business loss limit	Timing	Applies	−$166,897	$0	−$166,897	Confidence: mediumAudit risk: low	4 CPA computes
Total, moderate			$858,439	$11,395	$847,044

Confidence and audit risk, in words

Cost seg study · Cypress Bend BTR (60 homes)
Built from the job-cost ledger with a source for every dollar; 1 line(s) still need a classification decision.
Detailed engineering approach from actual costs, matching the IRS audit guide's preferred method. Keep the audit binder.
Energy-efficient home credit (60 homes) · Cypress Bend BTR (60 homes)
Per-home credit amounts come straight from the statute table. Each home needs its HERS / ENERGY STAR certificate.
Low when every home has a dated certification and a closing statement. Missing certificates are the common failure.
Cost seg (benchmark estimate) · Pecan Grove BTR phase 2 (40 homes)
Benchmark percentages only: an estimate, not a study. An engineering study must replace it.
Do not file on a benchmark estimate. Examiners reject desktop or percentage studies (IRS audit guide ch. 4).
Property tax appeal · Hays County spec inventory (5 homes)
Evidence is adequate; the missing items on the checklist would strengthen the appeal.
An appeal can only lose the argument, not add tax; some states let the board raise the value (check the state rules).
Small business exemption (screening): Cypress Bend BTR · Cypress Bend BTR (60 homes)
Screening estimate from a planning formula; no study inputs yet.
Not filed from this number: the study sets the real figure.
Small business exemption (screening): Pecan Grove BTR phase 2 · Pecan Grove BTR phase 2 (40 homes)
Screening estimate from a planning formula; no study inputs yet.
Not filed from this number: the study sets the real figure.
Small business exemption (screening): Hays County spec inventory · Hays County spec inventory (5 homes)
Screening estimate from a planning formula; no study inputs yet.
Not filed from this number: the study sets the real figure.

Audit risk is a plain-language note, never a guarantee.

Where strategies interact

Recapture at exit: the extra depreciation is taxed back on a sale (personal property at ordinary rates, unrecaptured building property at up to 25%) unless exchanged under 1031
energy-efficient home credit basis reduction: the credit lowers the home's basis (cost of sales for sold homes; building cost for rentals, S4)
38(c): credits used each year are capped by income tax; the unused credit carries back 1 year and forward 20 (Form 3800)
the excess business loss limit: noncorporate business losses above the yearly threshold become an loss carried forward, usable at 80% of later taxable income
Mixed portfolio: inventory projects get 460/inventory cost rules/energy-efficient home credit treatment only; cost seg, bonus and 179 are limited to the rental, commercial and remodel projects.
Cypress Bend BTR (60 homes): building cost reduced by the energy-efficient home credit before cost seg and bonus.
Excess business loss (the excess business loss limit): first-year study deductions exceed business income plus the threshold; the excess becomes an loss carried forward carryforward.

Effort ladder

what each strategy takes to get

1
Estimate
Two minutes. Benchmarks and planning formulas.
- Small business exemption (screening): Cypress Bend BTR
  Answer the intake questions for this strategy to run the calculator.
- Small business exemption (screening): Pecan Grove BTR phase 2
  Answer the intake questions for this strategy to run the calculator.
- Small business exemption (screening): Hays County spec inventory
  Answer the intake questions for this strategy to run the calculator.
2
Collect documents
Certificates, notices, closing statements.
- Energy-efficient home credit (60 homes)
  Pull HERS rater certificates and closing dates for each home, then file the tax form.
- Property tax appeal
  File by 2027-05-15 with the evidence checklist.
3
Specialist study
Engineering, energy model or R&D documentation.
- Cost seg (benchmark estimate)
  Order a detailed cost seg study (site visit plus job-cost tie-out), typically 2 to 6 weeks.
4
CPA files
Your CPA puts it on the return.
- Cost seg study
  CPA enters the asset schedule on the tax form (and the tax form for a look-back).

Deadlines and sunsets

passedenergy-efficient home credit sunset: homes acquired after this date earn no credit · Jun 30, 2026
Close or lease certified homes by this date; later homes get nothing
67 daysNext lien date (TX) · Jan 1, 2027
Photograph and document construction status and condition as of this date (draw inspections, CO dates)
201 daysProperty tax appeal deadline (TX) · May 15, 2027
File the appeal with the evidence checklist

What would change the number

Pecan Grove: job cost ledger not connected (Buildertrend sync pending), so cost seg is a benchmark estimate
State rate not entered (Texas has no income tax; confirm 0%)
state marginal rate 0% is a PLACEHOLDER: enter the builder's rate in Settings
2025 is before the plan years, so no 1-year carryback of 2026 general business credit is modeled (39(a)(1)): CPA checks the 2025 return's room
38(c) tentative minimum tax: for 2026, 2027, 2028, 2029, 2030, 2031, 2032, 2033, 2034, 2035, 2036, 2037, 2038, 2039, 2040, 2041, 2042, 2043, 2044, 2045, 2046, 2047, 2048, 2049, 2050, 2051, 2052, 2053, 2054 the credit limit takes TMT = 0 (an upper bound on credits used) because owner AMT inputs (net capital gain and qualified dividends; optional ISO bargain element, private activity bond interest, 56(a)(3) contract and other adjustments) is missing or not coded, and energy-efficient home credit is not a specified credit (38(c)(4)(B)), so AMT could cut the credit used each year: CPA review on Form 6251 / 3800 at the owner level

Add what's missing → · Tax rates →

Research tool for CPA review; not tax advice. Planning estimates at the builder's rates; a CPA confirms every item before filing. Rates: federal 37%, state 0%. state marginal rate 0% is a PLACEHOLDER: enter the builder's rate in Settings Run brazos-btr-2026-moderate · as of Oct 26, 2026 · 9 lines.

Faster depreciation (cost segregation): Cypress Bend BTR	$411,081
Faster depreciation (cost segregation): Pecan Grove BTR phase 2	$266,726
Energy-efficient home credit	$132,900
Property tax appeal	$3,105
Small-business exemption from inventory cost rules (no study needed): Cypress Bend BTR	$125,665
Small-business exemption from inventory cost rules (no study needed): Pecan Grove BTR phase 2	$82,467
Estimated value after our fee	$847,044