Clarifying 100% Bonus Depreciation Eligibility for Short-Term Rental under OBBBA

[Josh Madigan]

I'm seeking clarification on whether my short-term rental property qualifies for 100% bonus depreciation under the One Big Beautiful Bill Act (OBBBA) or is limited to 40% bonus depreciation. I purchased the property, a single-family home used as an Airbnb with average stays of 7 days or less and significant services (e.g., daily cleaning), in December 2024 and placed it in service in May 2025.

I've encountered conflicting information about the OBBBA’s cutoff date for 100% bonus depreciation:

• Some sources suggest the property must be both acquired and placed in service after January 19, 2025, making it ineligible due to the December 2024 purchase (and thus limited to 40% for early 2025).
• Others indicate that the placed-in-service date (May 2025) determines eligibility for the 100% rate, regardless of the acquisition date.

I understand the structure (likely 39 years as nonresidential real property) is ineligible, but components like furniture and landscaping (5-15 years) may qualify with a cost segregation study. Can anyone confirm which cutoff applies and whether my May 2025 placed-in-service date qualifies components for 100% bonus depreciation? Citations to IRS guidance or OBBBA-specific sources would be appreciated.