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Cost Seg Recapture Calculator
Cost segregation delivers front-loaded depreciation, but at sale the short-life portion (§1245) is recaptured at ordinary income rates — much higher than the 25% rate on 39-year building (§1250). This calculator computes the hit, broken out by §1245 and §1250, and compares to the no-cost-seg baseline.
Total recapture tax at sale
$222,600
§1245 recapture (short-life)
$177,600
§1250 recapture (building)
$45,000
Incremental recapture vs no cost seg
$177,600
How the math works
Cost seg reclassifies portions of a building from 39-year straight-line to 5, 7, or 15-year. The savings during hold are real, but at sale, §1245 recapture on the short-life portion is taxed at ordinary rates — often 37% federal. The 39-year building portion is §1250 at 25%.
1031 exchange defers all recapture. Hold-to-death with step-up basis eliminates recapture entirely. Cost seg makes the most sense when exit timing is flexible or a 1031 is planned.
EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.
Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.
Learn more about our review process on the EveryCalc methodology page.
How this calculator works
What this page estimates
This Cost Seg Recapture Calculator is built to give a quick, browser-based estimate for cost seg recapture. Cost segregation delivers front-loaded depreciation, but at sale the short-life portion (§1245) is recaptured at ordinary income rates — much higher than the 25% rate on 39-year building (§1250). This calculator computes the hit, broken out by §1245 and §1250, and compares to the no-cost-seg baseline. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.
Calculation approach
The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.
Example workflow
For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.
Practical checks
- Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
- Run a low, base, and high case when the inputs are estimates.
- Check the related calculators below when the next decision depends on a different assumption.
How to interpret the cost seg recapture result
Best use
Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.
Cross-check
Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.
Watch for
Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.
This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.
Before relying on this cost seg recapture estimate
Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.
Confirm source numbers
Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.
Separate cash flow from total cost
A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.
Run conservative cases
Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.
Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.
How to Use
- Enter total depreciation taken on 5/7/15-year classifications.
- Enter what 39-year straight-line would have been over the same hold.
- Enter your ordinary, long-term capital gain, and §1250 rates.
- Read recapture tax at sale.
Frequently Asked Questions
Ordinary vs capital gain?
§1245 property (5-year and 7-year) recaptures as ordinary income — up to 37% federal plus state. §1250 building recaptures at a flat 25% federal. §1245 recapture is why cost seg hurts at taxable exit — not a reason to skip cost seg if 1031 or step-up is planned.
1031 exchange defer?
Yes. 1031 defers both §1245 and §1250 recapture. Cost seg + 1031 = free alpha. Without 1031, the short-term savings from cost seg can be largely given back at sale.
Step-up basis at death?
Eliminates all recapture. Property gets new basis = FMV at death. Heirs sell without any recapture. This is why high-net-worth investors hold forever and pass property to heirs.
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