Engine-derived ROI data from 5 representative Destin-area properties. Methodology transparent below. CC-BY 4.0 — journalists, CPAs, and researchers may cite this dataset with attribution.
Important framing: These are engine outputs for representative fixture scenarios, not predictions about any specific property. The cost segregation engine takes real property data (address, year built, square footage, renovation history, assessor records) and produces a study tailored to your actual property. The aggregate numbers shown here describe the Destin market's general profile; your specific results will reflect your specific property.
Each fixture was run through the Cost Seg Smart engine — the same engine that produces real customer studies. Numbers below are reproducible from cities/destin.json via scripts/run_city_stats.py.
| Property | Neighborhood | Price | Basis | Land % | 5-yr | 15-yr | Reclass % | Y1 fed savings @ 37% |
|---|---|---|---|---|---|---|---|---|
| Destin Highway 98 Gulf-Front Condo CONDO · STR · Built 2008 |
Destin proper (Highway 98) | $685,000 | $515,531 | 24.7% | $95,580 | $33,528 | 25.5% | $48,679 |
| Miramar Beach SFR STR SFR · STR · Built 2014 |
Miramar Beach | $1,450,000 | $1,086,340 | 25.1% | $226,146 | $64,969 | 27.5% | $110,513 |
| Crystal Beach Boutique Condo CONDO · STR · Built 2017 |
Crystal Beach | $1,150,000 | $849,620 | 26.1% | $175,109 | $53,387 | 27.5% | $86,427 |
| Sandestin Resort Villa CONDO · STR · Built 2011 |
Sandestin Golf & Beach Resort | $825,000 | $608,025 | 26.3% | $118,608 | $38,134 | 26.3% | $59,164 |
| Harbor LTR CONDO · Built 2005 |
Holiday Isle / Harbor | $495,000 | $272,491 | 45.0% | $29,534 | $2,718 | 11.8% | $11,933 |
| Engine property type | Fixtures | Median reclass % | Min | Max |
|---|---|---|---|---|
| CONDO | 4 | 25.9% | 11.8% | 27.5% |
| SFR | 1 | 27.5% | 27.5% | 27.5% |
"STR" denotes residential property operating as a short-term rental — the engine applies an FF&E density uplift not captured in the LTR (long-term rental) treatment.
| Neighborhood | Typical value | Typical land allocation | Profile note |
|---|---|---|---|
| Destin proper (Highway 98) | $685,000 | ~24% | Okaloosa County. Mid-rise gulf-front condo stock dominates. High vertical density compresses land allocation. Active condo-association capital-assessment activity post-2018 hurricane season. |
| Miramar Beach | $925,000 | ~28% | Walton County, eastward from Destin proper. Mix of gulf-front condos and beach SFR. Slightly higher land allocation due to lower density. |
| Crystal Beach | $1,150,000 | ~30% | Boutique residential pocket east of Destin Harbor. Beach-cottage and boutique condo stock, higher land allocation due to lot-size premiums. |
| Sandestin Golf & Beach Resort | $825,000 | ~26% | Master-planned resort community with golf, marina, beach. HOA capital assessments are a meaningful piece of basis tracking. Mixed condo/villa product. |
| Holiday Isle / Harbor | $595,000 | ~22% | Boating-corridor sub-market, mix of bayfront condos and harbor-side SFR. Lower land allocation, lower ADR than gulf-front but lower entry price. |
The "typical land allocation" column reflects baseline patterns for each sub-market based on county assessor records and statistical modeling. For specific properties where reconstruction cost (RSMeans 2024 component build-up adjusted for time and geography) exceeds 2.0× the implied depreciable basis after subtracting the baseline land — the engine applies a premium land floor (~50%) to keep the study within audit-defensible territory. This typically affects ultra-premium resort inventory (ski-in/ski-out, beachfront, view-premium properties), where land scarcity premium dominates the purchase price. The per-fixture table above shows the actual land_source used by the engine for each fixture — values of statistical_premium_floor indicate the premium-floor mechanism was applied.
The takeaway: typical neighborhood allocations describe the market baseline. Individual property results depend on specific reconstruction-cost-vs-purchase-price ratios, and ultra-premium product may show higher land allocation in the engine output than the neighborhood typical.
Florida has no state individual income tax — the federal cost segregation deduction is the entire tax story for Destin STR owners. No state addback, no decoupling math. Combined with 100% federal bonus depreciation under OBBBA, this is among the cleanest cost-seg tax positions in the country. The only Florida tax wrinkles to know: Florida levies a 6% state sales tax plus county discretionary surtax on short-term rentals, and counties collect a Tourist Development Tax (the 'bed tax') on lodging — but neither affects the federal income tax computation that cost segregation actually changes.
State income tax structure: No state individual income tax
Verify with your CPA. State tax conformity for federal §168(k) is adjusted frequently. Framing reflects our understanding as of May 2026 — verify current-year treatment with a qualified tax professional.
Every figure on this page is reproducible. The pipeline:
cities/destin.json under the engine_fixtures array, each with address, property type, purchase price, year built, square footage, and STR/LTR flag.scripts/run_city_stats.py instantiates a PropertyInput for each fixture and calls engine.run_study() — the same path that produces a real customer study.For full methodology details including QC validation, reconciliation logic, and audit-defense documentation, see costsegsmart.com/methodology.
This dataset is licensed under the Creative Commons Attribution 4.0 International License. You may republish, remix, or extend this data for any purpose with attribution. Suggested citation format:
Cost Seg Smart Research Team. (2026). "Destin, FL Cost Segregation Benchmarks 2026." Cost Seg Smart. 5 representative fixtures. Retrieved from https://destincostseg.com/data/destin-cost-seg-stats/
For interview requests, additional data slices, or related questions: [email protected].