📢 Big News for 30A Real Estate Investors: Massive New Write-Offs Just Signed into Law
If you own — or are thinking about owning — an investment property along 30A, there’s huge news out of Washington that could dramatically boost your bottom line.
The One Big Beautiful Bill Act, signed into law on July 4, 2025, introduces major tax incentives for real estate investors, including 100% bonus depreciation and expanded Section 179 deductions for qualifying property. That means many of your property expenses — from renovations to furnishings — may now be fully deductible in year one.
Let’s break down what that means for you, especially if you're eyeing a luxury home or vacation rental here on the Emerald Coast.
🏝 Why This Matters for 30A Property Owners
30A continues to be one of the hottest vacation rental markets in the country, and this new tax law makes investing here even more appealing. Whether you're updating a classic Seaside cottage, buying new construction in Alys Beach, or furnishing a Rosemary Beach rental — this law rewards action.
✅ 100% Bonus Depreciation Is Back
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What it is: For qualifying improvements and purchases made after January 19, 2025, investors can fully expense the cost in the year the asset is placed in service.
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What it covers: This includes upgrades like appliances, HVAC systems, furniture, and more — perfect for outfitting short-term rental properties.
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Timeline: This bonus applies to purchases through 2029, giving investors a multi-year window to maximize benefits.
✅ Expanded Section 179 Deduction
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New limit: Investors can now deduct up to $2.5 million in qualifying property immediately.
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Perfect for: Real estate investors improving or outfitting high-end rental homes — especially those turning luxury properties into fully furnished vacation getaways.
🧠 Example: A Vacation Rental in Rosemary Beach
Let’s say you:
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Purchase a vacation rental home for $1.2M
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Spend $100,000 furnishing and upgrading it
Under the new law, you may be able to fully deduct the $100,000 spent on improvements — and even portions of the structure, depending on a cost segregation study — in year one. That could result in tens of thousands in tax savings immediately.
🪙 Real Dollars, Real Impact
Here’s what this means if you're buying or already own property along 30A:
| Investment | Immediate Benefit |
|---|---|
| Luxury kitchen renovation | 100% deductible now |
| High-end furniture & appliances | Full write-off in year one |
| Technology & security upgrades | Section 179 eligible |
With 30A’s strong rental income potential, these changes mean higher cash flow, lower taxes, and more flexibility to scale your portfolio faster.
⚠️ What You Should Know
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These deductions only apply to property placed in service after Jan 19, 2025.
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Bonus depreciation is set to phase out after 2029 — so now is the time to act.
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You should consult a tax advisor about cost segregation studies, passive loss rules, and short-term rental exceptions to get the most out of these new provisions.
💬 Our Take at The Gardner Group
At The Gardner Group, we’ve always helped clients find the smartest real estate opportunities on 30A — from Rosemary Beach to Alys and beyond. This new bill opens the door to next-level tax strategy for anyone buying, upgrading, or managing income-producing homes in our market.
If you’re considering your next move, let’s talk. Whether it’s finding the perfect home or partnering with the right advisors, we’ll help you maximize the value of your 30A investment — now more than ever.
📞 Contact us today to learn how these new tax incentives can work for your real estate goals.
