Those who chased the market sat for over 100 days and closed nearly $22,000 lower on a median-priced home.Expect negotiation and concessions.With nearly 6 in 10 deals including seller-paid closing costs and a median concession of $7,000, planning for these upfront keeps surprises out of the equation.Bottom line: Huntsville is still a seller’s market, but only for sellers who price and present strategically from the start.For Buyers: More Leverage and More ChoicesWhile inventory is still tight, buyers are benefiting from more balanced conditions and patient negotiation windows.

I understand your aversion to paying a tax professional, but you would be better off.Your attempt to DIY this thing may result in losing some of the benefits and even triggering an IRS audit.

When the next housing boom hits, it’ll ripple across the entire economy—benefiting builders, lenders, brokers, and small businesses alike.The key trigger?

That legislation package is specifically designed to benefit the consumer at the expense of the finance industry.

Hopefully you are benefiting from Active Participation tax benefit to offset you other income.

Hey @Katherine Perez, so if you are at a minimum of 30 days, this is a long term rental.There really isn't a mid term rental, it is just a way to identify a property where stays are over 30 days but usually less than 180 or a year.Like @Krishnan Iyer said, there is no real tax benefit like there is with a STR.Another important thing is that your "guests" are really now tenants and they will have all the rights a tenant would have.

You can have the seller of the property sign an Assignment of Lease at closing, basically assigning all of the rights and benefits of the lease over to you as the new owner.

.✅ Better timing for high-income investors looking to offset gains or active income.If you’re planning to close on a property this year, timing your purchase after that date could mean tens of thousands in bonus write-offs.When It Might Not Make SenseLike any tax strategy, it’s not one-size-fits-all.Avoid it if:You plan to sell the property quickly (depreciation recapture will come back).Your income is too low to benefit from large deductions this year.The property’s cost is small (under ~$200K), since the study cost might outweigh the savings.But for larger portfolios or active investors with strong income, it’s a no-brainer.The Bottom LineCost segregation isn’t some hidden loophole — it’s one of the most effective, IRS-approved ways to accelerate tax deductions and build wealth faster.If your property is purchased after January 19, 2025, you can take advantage of 100% bonus depreciation again — meaning faster write-offs, stronger cash flow, and more money compounding in your portfolio.✅ Own rentals or commercial properties?

If it isn't a benefit for my client (buyer or seller) and the person across the table ... the deal really shouldn't happen. 

That must be very frustrating.However, before asking whether you can do a cost segregation study, I’d first make sure it would actually benefit you if you did.