What the New Tax Bill Means for Real Estate Investors

The One Big Beautiful Bill Act has reshaped tax law in ways that directly affect real estate investors. While many changes apply broadly to business owners, real estate stands out as one of the biggest winners, with some important caveats.
Here’s what you need to know:
1. 100% Bonus Depreciation is Permanent
One of the most valuable tools for real estate investors has been bonus depreciation, allowing immediate write-offs of certain improvements and property components. The new bill makes 100% bonus depreciation permanent.
What this means:
- Cost segregation studies remain a powerful way to accelerate deductions.
- Investors purchasing or improving property over the next few years can still capture large up-front tax benefits.
2. 1031 Exchanges Fully Preserved
There was speculation that like-kind exchanges (1031s) might be curtailed or eliminated. The new law instead fully preserves 1031 exchanges for real estate.
What this means:
- Investors can continue deferring capital gains taxes by rolling proceeds from one property into another.
- Combined with extended bonus depreciation, this creates opportunities for “swap ‘til you drop” strategies, exchanging property while deducting improvements and eventually receiving a step-up in basis at death.
3. Opportunity Zone Changes
Opportunity Zones (OZs), designed to incentivize investment in designated low-income areas, saw important updates under the new law.
What changed:
- The program sees a new 5 year rolling deferral period starting on January 1, 2027, giving investors more time to deploy capital and meet compliance deadlines with basis step ups.
What this means:
- Investors sitting on capital gains still have a chance to defer and potentially reduce those taxes by investing in Qualified Opportunity Funds in 2027.
- Longer timelines mean more flexibility in planning, but reporting compliance will become more important.
4. Energy-Efficient Provisions Narrowed
Under prior law, energy-related credits and deductions had expanded significantly. The new bill rolls some of these back, especially for residential projects, while still preserving limited opportunities for commercial property.
What changed:
- Section 179D (commercial building energy-efficiency deduction) & 45L (new energy efficient home credit) is preserved, but only through June 30, 2026 for projects that begin construction before then. After that, it phases out.
- Many residential energy credits (solar, HVAC, insulation) are being eliminated or sunset after 2025.
- Commercial Battery Storage Credit is still available through 2032 and will start to phase out in 2033 and 2034.
What this means:
- Commercial property owners considering efficiency upgrades should act soon there is a clear window of opportunity before these provisions disappear.
- Residential investors should not rely on tax credits for green improvements going forward.
The One Big Beautiful Bill Act creates new opportunities but also deadlines for real estate investors. Extended bonus depreciation and preserved 1031 exchanges keep powerful tax strategies on the table. Opportunity Zones have been given new life, while energy-efficient incentives are on the clock.
The key takeaway: timing matters more than ever. Planning acquisitions, improvements, and sales with these changes in mind can mean the difference between maximizing tax savings or missing out.
If you’re a real estate investor and want to understand how these provisions apply to your portfolio, let’s connect to review your specific situation.
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