Bartos Group BLOG

The Big Beautiful Bill has reshaped the tax landscape that matters to homeowners, investors, and anyone thinking about real estate in Southwest Florida. Mary Bartos of the Bartos Group and local CPA Craig Couture break down practical changes that affect deductions, property taxes, business purchases, and long-term planning. This article summarizes the most important takeaways and shows how the Big Beautiful Bill can influence buying decisions, home values, and wealth strategies for residents of Marco Island, Naples, Fort Myers, and beyond.

What the Big Beautiful Bill actually did

At its core, the Big Beautiful Bill preserves many of the lower tax rates introduced by the 2017 tax reforms and makes key provisions permanent or retroactive to the start of 2025. That means taxpayers are likely to see the benefit when filing 2025 returns and in 2026 when withholding and estimated tax reconciliations happen. For many people this will mean a pleasant surprise: withheld amounts based on older rules may result in overpayments that are refunded or reduce future estimated payments.

Five highlights that matter to homeowners and real estate investors

Not every line item in the Big Beautiful Bill matters for every taxpayer, but several provisions have direct implications for property owners and real estate activity.

• Higher SALT deduction cap — The state and local tax deduction limitation (SALT) was raised from $10,000 to $40,000. This is a major change for high-property-tax areas and for owners of expensive homes who previously saw most of their property tax nondeductible.
• Senior deduction — Taxpayers 65 or older are eligible for an additional $6,000 deduction per person, or $12,000 for married couples filing jointly, subject to income phaseouts for high earners.
• Bonus depreciation for business assets — Purchases of qualifying business assets acquired after inauguration day, January 20, 2025, can be expensed 100% in the year of purchase, encouraging business upgrades and tech investments.
• Qualified business income deduction preserved — The 20% deduction for qualified business owners has been made permanent under current law, keeping a valuable tax benefit for many small-business owners and professionals.
• Vehicle interest deduction — Interest on automobile loans may be deductible up to $10,000 per year under certain circumstances, providing another incentive for new vehicle purchases tied to business use.

Why the SALT increase is a game changer for Southwest Florida real estate

The SALT cap increase from $10,000 to $40,000 is the single provision most likely to change calculations for high-value properties in places like Marco Island and Naples. High-end homes that generate substantial property tax bills suddenly become more tax-efficient for owners who itemize.

Consider a high-value example: on a hypothetical $6 million property with an approximate 1% effective property tax, the annual bill might be around $60,000. Under the old $10,000 SALT cap, only a fraction of those taxes were deductible. Under the Big Beautiful Bill, up to $40,000 of property taxes may now be deducted, meaning a much larger portion of that $60,000 is recognized for federal tax purposes. That can translate to meaningful after-tax savings and may influence buyer willingness to pay premium prices for luxury homes.

How the law affects buyers, sellers, and investors

These changes are not just technical. They can affect pricing expectations, cash flow, and financial planning.

• Buyers: Higher deductible property taxes reduce the total after-tax cost of ownership. For buyers deciding between similar properties, the ability to deduct up to $40,000 in SALT may tilt choices toward higher-tax but more desirable neighborhoods.
• Sellers: Sellers in markets with many older homeowners might see stronger demand as buyers consider long-term tax implications. Sellers should also be mindful of capital gains planning and consult a CPA to time sales strategically.
• Investors: Bonus depreciation makes it more attractive to invest in business property and short-term rental upgrades, since qualifying assets can be written off in the year purchased. That can improve cash flow and returns in early years.

Practical steps homeowners and agents should take now

To turn these tax law changes into actionable advantage, consider these steps:

1. Run updated tax projections. Recalculate 2025 tax liability with the new rules to estimate refunds and adjust withholding or estimated payments for 2026.
2. Revisit affordability models. If you work with a buyer or seller, update affordability and net proceeds models to reflect the SALT changes and senior deductions where applicable.
3. Coordinate with a CPA. Large purchases, capital asset decisions, and sale timing should be reviewed with a CPA familiar with the Big Beautiful Bill to maximize deductions and avoid surprises.
4. Document business asset purchases. If a business plans to take advantage of 100% expensing, maintain clear records of purchase dates and ownership to confirm eligibility.

Florida context: additional state-level opportunities

Florida continues to be attractive because of the absence of a state income tax for residents. Homestead protections and state-level proposals around property tax relief also add to the appeal. The Bartos Group notes that ongoing local policy discussions may produce additional benefits for primary homeowners, so staying informed through local real estate experts and tax advisors is important.

FAQ

How soon do the Big Beautiful Bill changes apply to my 2025 taxes?

The majority of relevant provisions were made retroactive to the start of 2025, so they apply to the 2025 tax year. Taxpayers should review 2025 withholding and estimated payments; many will find overpayments reconciled when they file their 2025 returns.

Who benefits from the increased SALT cap to $40,000?

Taxpayers who itemize and face high state and local taxes, especially property owners in high-value home markets, benefit most. High-income earners may face phaseouts for certain credits, but the SALT cap change is broadly helpful for many homeowners in high-property-tax areas.

If one spouse is 65, does the senior deduction apply to both?

If one spouse is 65 or older, married couples filing jointly can claim the additional deduction for qualifying seniors. The extra deduction can reduce taxable income substantially, though income thresholds can limit eligibility for very high earners.

Can businesses immediately write off equipment purchased in 2025?

Yes. Business assets purchased after January 20, 2025, may be eligible for 100% expensing in the year of purchase. This applies to qualifying tangible business property that will be owned by the purchaser. Leases where ownership does not transfer do not typically qualify unless structured as capital leases.

Does Florida state policy add more benefits for homeowners?

Florida’s lack of personal state income tax remains a strong advantage. Local proposals around property tax reductions or rebates may further benefit primary homeowners, but those measures are subject to state and local legislative action and may vary by county.

Final note for buyers and sellers in Southwest Florida

The Big Beautiful Bill has created a favorable tax environment for many real estate decisions, particularly for higher-value properties and business-related asset purchases. The combination of federal adjustments and Florida’s tax structure makes cities like Marco Island, Naples, and Fort Myers attractive from a tax standpoint. For tailored advice, homebuyers and sellers are best served by a local real estate professional like the Bartos Group and a CPA experienced with the Big Beautiful Bill and Florida-specific rules.

For personalized tax planning and to discuss how these changes affect a specific property or transaction, consult a qualified CPA such as Craig Couture at couturecpa.com and a local agent with experience navigating high-value transactions in Southwest Florida.