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Real estate tax planning strategies with pitfalls

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The Trump megalaw opened more pathways to tax savings on real estate investments atop the substantial ones that were already available.

Adjustments and the permanent extension of the opportunity zone tax credits that enable investors to defer or reduce capital gains in certain areas added to perennial incentives and strategies around 1031 exchanges, depreciation and cash-flow investing, said Rich Arzaga, founder of Monument, Colorado-based The Real Estate Whisperer Financial Planning. In that sense, what was possibly “the biggest news for real estate was actually among the items that were talked about the least” during the push led by President Donald Trump and his Republican allies in Congress to pass the legislation by July 4, Arzaga said.

“The opportunity zone benefits really phased out, so if this didn’t pass, the opportunity zones would almost completely go away,” he said. “They brought it back up and gave it new life.”

And investors may not realize that syndicates or real estate investment trusts can offer some of the tax advantages without majority ownership and management of the asset, said Rachel Richards, head of tax products at Gelt, an accounting and artificial intelligence-powered tax services firm that works with high net worth clients and business owners.

“What you’re looking for and how you’re involved in the investment can have an impact on how those investments will be taxed,” Richards said. “You are going to be heavily involved in operating and managing the investment. So it really comes down to prioritizing what tax outcome you’re looking for, versus how much time you’re willing to invest in the opportunity.”

READ MORE: 5 tax strategies that pay off in real estate and homeownership

Opportunity zone credit and 1031 exchanges

That time factor plays a large role in opportunity zone credit, which the new law will cut off at the end of next year and require governors to select new areas under tightened criteria every 10 years beginning in January 2027. Investments in rural areas in particular will get extra tax savings, while enhanced reporting requirements could give researchers and policymakers a clearer picture of the impact of opportunity zones moving forward. On the other hand, the gap between the end of the first version of opportunity zones from the Tax Cuts and Jobs Act of 2017 and the incoming rules under the One Big Beautiful Bill Act will likely reduce those investments across the board for a year or more.

Over the longer term, a real estate seller who uses a 1031 exchange to buy a similar property within 45 days could use the opportunity zone credit to apply their step-up in basis for the postponement of capital gains in the transaction, Arzaga noted. More generally, an “investment policy statement” that identifies the goal and strategy, the type and location of the property they would like to buy and the amount of capital at disposal could aid investors and their representatives in the 1031 process, he said.

“It can help you focus on exactly what sort of property you should be looking at,” Arzaga said. “Their focus gets much more narrow, and they end up with a property that is more to their liking.”

He and Richards pointed out that 1031 investors should avoid a common pitfall in what can turn into a rush to find the second corresponding asset within the deadline for the exchanges to secure the deferral of taxable gains.

“It’s something that you really want to plan in advance,” Richards said. “The closing day isn’t the day to say, ‘Oh, I should really do a 1031 exchange.'”

READ MORE: 2 methods to avoid capital gains in a home sale

Depreciation and other profitable losses

The write-offs from depreciation based on the wear and tear of a real estate property asset work differently by slashing the investor’s taxable income from the asset. That brings tax savings alongside some other frequently overlooked expenses among rental property owners in particular, such as building management fees, a maintenance reserve, utilities and landscaping in the complex mix of costs and income from that type of investment, Arzaga noted. Frequently, they only anticipate expenses such as the cost of a mortgage, property taxes and insurance.

“Those are only three of maybe 10 types of expenses that people can expect to pay,” Arzaga said. “It takes patience, and it takes being thorough, but it’s not that hard.”

For real estate depreciation, the investor must be using the property for a business purpose rather than as their residence, Richards noted. But they can tap into some of those write-offs by joining a group of investors in a syndicate rather than through the majority ownership and all of the obligations that come with it.

“Depreciation is tied to the property, but you don’t need to directly own the property in order to enjoy the benefits,” she said. “They just come to you in a different way than if you are a landlord yourself and owning real estate and renting that out.”

READ MORE: 11 tax tips on mortgages and homeownership

Cash flow over appreciation

Popular narratives about investing in real estate tend to ignore such nuances, instead emphasizing savvy buyers and sellers who “flip” properties after substantial upswings in value. That appreciation strategy ignores the fact that those profits stem from “market circumstances, and the investor has no control over that,” Arzaga noted. Furthermore, most real estate investors own single-family properties or duplexes that tend to appreciate at about 3% a year, with the possibility of incurring taxes during a sale that could further hurt their earnings, he said.

Instead, a strategy based on the precise calculation of returns and expenses that taps into depreciation write-offs and other tax incentives amounts to a thesis based on cash flow, also known as “passive” investing or a “core real estate” holding. That requires a more thoughtful approach — which investors prefer, once their financial advisor or tax professional explains it to them, Arzaga said.

“They say, ‘I’d rather have the cash flow,’ but it’s hard to get, and most people won’t do the work that it takes to get there,” he said.

The realities of the day-to-day issues involved with real estate ownership comes home to many investors who “get really excited about these things, and then they go to execute and find that they’re not really interested in becoming a landlord,” Richards said. That explains why many experts advise clients to pursue cash flow rather than chasing appreciation.

“That cash flow-positive business use can give you that guaranteed return on your investment, and then the appreciation is really the cherry on top,” she said.

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Mandatory ESG Reporting Standards Demand Standardized Non-Financial Audit Trails

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Mandatory ESG Reporting Standards Demand Standardized Non-Financial Audit Trails

Corporate accounting departments face an expanded regulatory mandate as mandatory sustainability and Environmental, Social, and Governance (ESG) reporting frameworks take full effect internationally. Governed by the European Union’s Corporate Sustainability Reporting Directive (CSRD) and the International Sustainability Standards Board (ISSB) IFRS S1 and S2 standards, enterprise financial controllers are now legally required to track, verify, and report non-financial data with the same internal controls and auditability as traditional financial statements.

The expansion shifts ESG compliance

This regulatory expansion shifts ESG compliance from marketing departments to corporate accounting offices. Financial managers are now responsible for gathering, consolidating, and verifying carbon emissions metrics, supply chain labor conditions, water usage, and climate risk exposures across multi-tiered corporate structures. These non-financial metrics must be integrated into standardized general ledgers to withstand rigorous third-party audit assurance processes.

To comply with these rigorous reporting mandates, accounting software providers have added dedicated ESG modules designed to aggregate data from IoT sensors, utility platforms, and vendor management systems. Controllers are implementing internal control frameworks—modeled after traditional COSO frameworks—to ensure the completeness, accuracy, and consistency of sustainability disclosures, protecting organizations against greenwashing penalties and litigation risks.

The transition requires significant cross-functional collaboration between accounting teams, legal counsel, and operational directors. Accounting professionals are expanding their technical expertise beyond financial ledgers to master carbon accounting methodologies, lifecycle assessment standards, and non-financial data governance protocols, fundamentally expanding the role of the modern corporate accountant.

Why This Information Matters
Mandatory ESG disclosures require companies to treat environmental and social metrics as audited financial records. Executives, accountants, and board members must institute formal tracking and assurance processes to satisfy legal mandates, maintain investor confidence, and mitigate regulatory non-compliance risks.

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Accounting

SEC’s Semiannual Reporting Proposal Faces Investor Pushback: What CFOs Need to Know

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U.S. Securities and Exchange Commission (SEC)

A proposal from the U.S. Securities and Exchange Commission to potentially shift some public companies away from quarterly financial reporting toward a semiannual model is drawing significant pushback from investors, even as it continues moving through the regulatory process. The debate has direct implications for corporate finance teams, auditors, and the broader transparency of U.S. capital markets.

What the SEC Proposed

According to a summary published by accounting advisory firm Cohen & Co., the SEC issued a proposed rule on May 19, 2026, aimed at simplifying financial reporting requirements for many U.S. public companies. The proposal would potentially reduce the frequency of certain mandatory disclosures from quarterly to semiannual, a structural change that has not been made to core U.S. reporting requirements in decades.

The proposal follows an extended debate within U.S. policy circles, with proponents arguing that reduced reporting frequency could lower compliance costs and free up management time for longer-term strategic planning rather than quarter-to-quarter results management.

Why Investors Are Pushing Back

Comment letters submitted in response to the proposal have been extensive, and according to Cohen & Co.’s review of the public record, investors “appear to be largely opposed” to the shift, viewing frequent interim reporting as a core benefit of U.S. capital markets relative to other jurisdictions.

Accounting and law firms have taken a more measured position, generally urging any changes to remain aligned with the Financial Accounting Standards Board (FASB), whose existing disclosure requirements and guidance are built around a quarterly reporting cadence. A shift to semiannual reporting without corresponding changes to FASB guidance could create friction between SEC filing requirements and GAAP-based disclosure expectations.

Lessons From the U.K. Experience

The debate is not without precedent. The United Kingdom moved away from mandatory quarterly reporting for listed companies in 2014, returning to a semiannual disclosure requirement. According to Cohen & Co.’s analysis, that experience offers a cautionary data point: there was no measurable increase in capital expenditure or R&D investment following the change, while analyst coverage of affected companies declined as reliable interim information became less available — a particular risk for smaller and newly public companies that rely on analyst coverage to maintain investor visibility.

Practical Implications for Finance Teams

Beyond the debate over disclosure philosophy, the proposal carries practical complications. Many companies have debt covenants and credit agreements structured around quarterly financial delivery; a shift to semiannual reporting could require renegotiating those terms. Reduced reporting frequency would also extend the “window of market silence” between disclosures, a factor that governance and investor-relations teams would need to manage carefully to avoid information asymmetry.

Separately, and unrelated to the reporting-frequency debate, the SEC and FASB have continued finalizing more routine updates this year. New Accounting Standards Updates are taking effect for December 31, 2026, fiscal year-ends covering income tax disclosures, credit loss measurement, induced debt conversions, and stock compensation, according to Eide Bailly’s review of 2026 ASU activity. Additional guidance on paid-in-kind dividends and environmental credits is also on the near-term horizon.

What to Watch Next

The semiannual reporting proposal remains in the comment and review phase, and no final rule has been adopted as of this writing. Finance leaders should monitor the SEC’s regulatory agenda for further movement, while treating the current quarterly reporting requirement as the operative standard until any final rule is issued and an effective date is set.

Given the extent of investor opposition documented in the comment file, a full shift to mandatory semiannual reporting appears more likely to result in either a scaled-back compromise or continued study rather than swift adoption — though the SEC’s ultimate direction remains uncertain.

 

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Accounting

AI-Driven Automation and Continuous Accounting Frameworks

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The accounting profession is undergoing a fundamental structural transition as enterprise finance departments shift from periodic month-end closes toward automated continuous accounting models. By integrating specialized machine learning algorithms directly into enterprise resource planning (ERP) platforms, chief accounting officers are transforming financial reporting from a retrospective exercise into a real-time operational asset.

The Shift from Periodic Close to Continuous Financial Reporting
Traditional accounting workflows heavily relied on manual data reconciliation, spreadsheet calculations, and multi-week closing cycles at the end of each fiscal period. In contrast, continuous accounting frameworks utilize automated software agents to process, validate, and post transactional data in real time as business activities occur.

Automated bank reconciliation tools cross-reference incoming bank feeds, invoice records, and purchase orders automatically. By resolving transactional variances instantly throughout the month, corporate accounting teams eliminate the traditional workload spikes associated with quarterly and annual closes.

Machine Learning in Audit Trails and Anomaly Detection
Advanced natural language processing (NLP) and machine learning tools are redefining internal audit and financial control environments. Automated systems analyze 100% of general ledger entries, identifying anomalous transactions, duplicate payments, and unauthorized journal entries in real time.

Rather than relying on random statistical sampling, corporate internal auditors can focus their attention on high-risk flags automatically surfaced by algorithmic monitoring platforms. This continuous risk assessment strengthens internal controls over financial reporting (ICFR) and significantly reduces fraud risk.

Evolving Roles for Accounting Professionals
As routine data entry and manual reconciliation tasks become fully automated, the skill set required for accounting professionals is shifting toward data analysis, system design, and strategic business advisory.
– Systems Governance: Accountants are increasingly responsible for monitoring algorithmic accuracy and managing data integration pipelines.
– Business Partnership: Finance professionals leverage real-time financial dashboards to advise operational leaders on margin management and working capital allocation.
– Regulatory Compliance Management: Accounting teams utilize automated platforms to ensure compliance with dynamic tax codes and international accounting standards.

Core Implementation Recommendations
1. Deploy Automated Reconciliation Tools: Integrate continuous transaction processing modules into existing enterprise ERP architectures.
2. Establish Algorithmic Governance Controls: Implement strict internal testing protocols to ensure automated accounting rules comply with GAAP/IFRS standards.
3. Reskill Accounting Teams: Invest in training finance staff on data analytics, workflow automation, and predictive financial modeling.

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