Not long ago, I spoke with a regional developer who had just wrapped construction on a multi-tenant retail center in Florida. His GC had given him a referral to a cost segregation firm that “worked fast and cheap.” And they did. But when I reviewed the study, it was clear they had used cookie-cutter classifications pulled straight from a template.
They had missed nearly $300,000 in 15-year assets. Site lighting, curbing, and stormwater improvements were all lumped into a 39-year property. When I asked who performed the site visit, the developer looked confused. There hadn’t been one.
This wasn’t negligence, it was misalignment. The provider wasn’t built for retail-heavy assets, and the results reflected that.
This is not uncommon: several firms are offering cost segregation, but few are equipped to do it right. Choosing the best cost segregation company isn't about finding a name. It's about finding the right fit for your asset, timeline, and strategy.
RE Cost Seg: Best for ROI-Driven Real Estate Strategy
Detailed pro forma modeling
CPA- and investor-ready deliverables
Strong support for multi-asset portfolios
ELB Cost Seg: Best for Projects Under $10M
Fast turnaround with engineering detail
Ideal for smaller commercial properties
Strong client service for local developers
Cherry Bekaert: Best for Integrated Tax and Advisory Services
Deep bench of CPAs and engineers
Strong audit track record
Great fit for complex tax scenarios
For full reviews of all nine top providers (and insight into how to choose the right fit) read on below.
Many firms advertise “engineering-based” studies, but cut corners by relying on construction estimates or photos. The best firms send qualified personnel to the site, review blueprints in detail, and document everything they classify. Without this, you’re guessing.
Field verification isn’t about checking boxes; it’s about understanding asset function, environment, and context. In high-depreciation environments like hospitality, manufacturing, or multi-use retail, in-person assessments regularly uncover additional assets and clarify use cases that database-driven models miss.
Cost segregation is not one-size-fits-all. What qualifies for 5- or 15-year property in a manufacturing facility won’t match up in medical or mixed-use assets. Choose a provider who understands your sector’s quirks and can show you how they’ve navigated it before.
A good match brings asset-specific nuance. For example, in dental practices, it’s easy to miss plumbed dental lines, patient-ready lighting, or built-ins that qualify for short-life treatment. The best providers map their classifications to your use case, not just your square footage.
A great study still fails if your tax team can’t use it. Top providers deliver clean, clearly formatted schedules that plug directly into your CPA’s software. Even better: they’ll coordinate directly with your tax advisor, so implementation isn’t your burden.
In today’s filing environment, especially for S-corporations and partnerships, efficiency matters. Look for a firm that offers CPA-briefing calls, tax memo documentation, and mid-year reforecasting support so depreciation schedules align with quarterly planning.
Not every provider tracks outcomes. The best ones model projected vs. actual benefit, flag risks for audit exposure, and walk you through long-term ROI. If a firm can’t show how their study improves your capital position, they’re not thinking big enough.
Real value means connecting depreciation to cash flow planning, lending terms, and reinvestment velocity. Bonus points if they deliver reports that feed into internal dashboards or investment committee updates, because when tax work supports strategy, it’s no longer a sunk cost.
Founded: 2022
Headquarters: Houston, TX
Why RE Cost Seg is the best cost segregation company:
RE Cost Seg consistently outperforms peers when it comes to translating cost segregation into strategic financial advantage. Their studies don’t stop at depreciation. They factor in refinance timelines, tax repositioning, and future asset sales. Clients receive both engineering-grade deliverables and models that link savings to liquidity outcomes.
This is the go-to firm for real estate owners who treat depreciation as a lever, not just a ledger entry. Their studies are often used as internal benchmarks by family offices and private equity teams looking to optimize cash flow across a portfolio. RE Cost Seg's team is also known for their proactive client education. Helping stakeholders understand not just what to do, but why it matters.
Founded: 2001
Headquarters: New Port Richey, FL
ELB Cost Seg is ideal for property owners with $1-$10M in project value who still want top-tier accuracy and audit confidence. Unlike many midmarket firms, ELB uses full engineering site visits, and their documentation rivals that of larger national players. Their customer service model is built around responsiveness, making them a favorite among developers and owner-operators in secondary markets. They’ve carved out a strong niche among investors managing under-the-radar assets, offering both precision and personable service without the bloat of larger firms.
Founded: 1947
Headquarters: Richmond, VA
As a full-service CPA and advisory firm, Cherry Bekaert brings high-caliber integration to every cost segregation engagement. Their work is particularly valuable for clients navigating complex tax environments, such as private equity real estate funds, family offices, or high-net-worth partnerships. They deliver not only the report, but the full tax strategy that goes with it. They’re a fit for clients who want the confidence of top-tier compliance combined with hands-on strategic insight for transaction planning and entity structuring.
Founded: 1999
Headquarters: Pasadena, CA
KBKG’s strength lies in regulatory fluency and scale. Their engineering team is backed by tax attorneys and regional experts who understand both IRS and state-level differences. If your holdings span jurisdictions or include assets in states with complex or variable rules, KBKG’s depth and compliance tools are hard to beat. Their proprietary tools and audit defense protocols make them particularly valuable in regions where tax rules are shifting or frequently challenged.
Founded: 2004
Headquarters: Lakewood, NJ
Madison SPECS is built for investors. Their team speaks the language of IRR, capital events, and investor communication. Making their reports especially useful for syndicators, REITs, and fund managers. The firm offers thorough site-level studies and includes full documentation packets designed for audit defense and investor transparency alike. Their industry partnerships and investor-friendly reports have made them a favorite among firms preparing for capital events or looking to optimize distributions.
Founded: 2000
Headquarters: Baton Rouge, LA
CSSI delivers high-volume studies with surprising speed without skimping on engineering rigor. With 50,000+ reports completed, they are the go-to for firms with large national footprints. Their scalable process is ideal for franchisors, aggregators, and multi-location businesses needing consistency and reliability. Their process includes optional bundled tax services, making them an efficient choice for firms aiming to capture multiple incentives in one pass.
Founded: 2024
Headquarters: Albany, OR
Seneca is a boutique provider known for concierge-level service. Each engagement is handled by a senior team, and clients often work directly with the engineer overseeing the study. For property owners who want clear communication, high-touch project management, and tight feedback loops, Seneca delivers. Their attention to detail and flexible scheduling make them especially attractive to busy professionals and family-owned firms who need tailored support.
Founded: 2002
Headquarters: Westlake, OH
Duffy + Duffy is best suited for manufacturing plants, warehouses, and energy-intensive sites where specialized equipment and infrastructure matter. Their studies include deep blueprint analysis, and the team understands how to capture savings in utility systems, embedded machinery, and LEED-aligned improvements. Their CPA-led engineering team ensures every claim is rooted in precedent and can be defended under scrutiny, a key value for industrial operators in regulated sectors.
Founded: 2015
Headquarters: Princeton, NJ
Cost Seg EZ is built for small business owners and first-time users. Their process is online-driven, pricing is transparent, and their studies are designed to get the job done with minimal overhead. It’s not the right fit for large institutional projects, but it’s perfect for retail strips, professional suites, and stand-alone office users looking for a fast, reliable tax boost.
Too often, cost segregation is treated as an afterthought. A technical step to complete before filing. But the right provider can turn it into a proactive tool for building liquidity, improving tax positioning, and aligning with your long-term real estate strategy.
Every firm on this list delivers credible studies. But the best cost segregation companies in 2025 go further: they operate like strategic partners, tailoring their work to your sector, your team, and your growth model.
When tax strategy meets technical execution, depreciation isn’t just a deduction. It’s a competitive edge. Their intuitive platform and no-surprises pricing make them especially approachable for small businesses, medical professionals, and retail franchisees taking on their first study.