Real estate CPA in Miami — investors, flippers, and STR hosts.
§1031 exchange coordination, depreciation schedules, passive-activity loss tracking, NIIT planning, and STR material-participation analysis for Miami real estate investors. A Florida-licensed CPA prepares every return and reviews the tax picture before you sell.
What's included
Every real estate schedule — in one engagement.
Schedule E and depreciation tracking
Rental income and expenses are reported on Schedule E. We prepare the depreciation schedule (Form 4562), track the MACRS recovery period for each property, and identify bonus-depreciation and §179 opportunities on qualifying improvements. Depreciation schedules carry forward year over year within the engagement.
§1031 like-kind exchange coordination
A §1031 exchange defers capital gain from the relinquished property into the replacement property. We coordinate with your qualified intermediary on identification and exchange deadlines, prepare Form 8824, and carry the deferred gain into the replacement-property basis. We do not act as the QI — that is a separate role the exchange company fills.
Passive-activity loss and §469 analysis
Rental losses are generally passive under §469 and can only offset passive income — unless you qualify as a real estate professional or meet the active-participation exception (up to $25,000 against non-passive income with a phase-out above $100,000 AGI). We track suspended passive losses year over year and model when they become deductible.
Short-term rental and STR material-participation
STR rentals with an average guest stay of 7 days or fewer are not automatically rental activities under §469. We analyze whether your STR meets one of the seven material-participation tests (per Temp. Reg. §1.469-5T) that would allow current-year loss deductions against ordinary income. Miami Beach and Key Biscayne STR operators often have misclassified activities that require a re-analysis.
Why a Miami-based CPA matters for real estate
Miami real estate tax is not a standard Schedule E.
Miami is one of the most active real estate markets in the U.S. Brickell and Aventura attract condo investors and landlords. Miami Beach and Key Biscayne have significant concentrations of STR operators. Coral Gables and Pinecrest see renovation activity and long-term landlords navigating the §121 exclusion on converted primary residences. Each profile carries distinct tax obligations that a generalist CPA who only prepares Schedule E at year-end is likely to miss.
The passive-activity loss rules under §469 are among the most frequently misapplied provisions in real estate taxation. Many Miami investors own rental properties, have W-2 income, and accumulate suspended passive losses they cannot currently deduct — without realizing those losses are suspended rather than lost. We track suspended losses year over year and model when they become available: on disposition of the property, on qualification as a real estate professional, or on the passive-income year that absorbs them.
Depreciation recapture under §1250 and the NIIT under §1411 are the two provisions most likely to surprise a Miami real estate investor at the closing table. The recapture tax at 25% on accumulated depreciation can dwarf the long-term capital-gain rate on appreciation. Modeling both before listing a property determines whether a §1031 exchange makes economic sense — or whether the gain is better recognized in the current year given the investor's overall tax position.
How we work
Intake, depreciation, planning, filing.
01
Property intake
We collect purchase dates, closing statements, prior depreciation schedules, improvement records, and prior-year Schedule E data for every property. The quality of the depreciation schedule depends on the accuracy of the cost-basis records from acquisition.
02
Return preparation
We prepare Schedule E for each property, the depreciation schedule on Form 4562, and any required Form 8824 (1031 exchange) or Form 4797 (sale of property). Passive-activity loss carryovers are tracked from the prior year and applied where the limitations permit.
03
Year-round planning
Before a sale, we model the capital-gain exposure, depreciation-recapture liability at the §1250 rate (25%), and NIIT implications under §1411. Before an exchange, we confirm the QI timeline and replacement-property identification. For STR hosts, we review material-participation hours before December 31.
04
Filing and monitoring
Completed returns are e-filed under our EFIN. Cassandra de la Fe signs every return. Multi-state nonresident returns — for Miami investors with properties in other states — are included up to the state-return limit of your tier.
Pricing
Real estate engagements start at Growth.
Miami real estate investors with one to three properties typically start at Growth ($449/quarter). Investors with more than three properties, active fix-and-flip operations, or complex §1031 exchange sequences should consider Professional ($899/quarter). Cost-segregation coordination and Form 8824 preparation are included in the base engagement. The full tier comparison is at /pricing.
Your CPA
Cassandra de la Fe — Florida CPA, real estate tax specialist.
Cassandra de la Fe holds a Florida CPA license and is EFIN-authorized. She works with Miami real estate investors across all property types — condo investors, residential landlords, commercial owners, STR operators, and fix-and-flip operators. Every return, including Schedule E and depreciation schedules, is prepared and signed by Cassandra. Read her full profile → or visit /about →
- Florida-Licensed CPA (DBPR)
- EFIN-Authorized (IRS)
- Bilingual — English & Spanish
Related services and neighborhoods
More from Precision Tax Partners in Miami.
Questions
Miami real estate tax — frequently asked
Miami real estate tax, handled before you close.
§1031 coordination, depreciation, passive-loss tracking, and NIIT modeling — all done before the sale, not after. A Florida-licensed CPA on every return.