Is my thinking correct that homes in highly appreciated areas won't benefit as much from Cost Seg. 

I am an agent so of course I get a benefit when a deal closes and I help a client but I have also seen the money and benefit real estate provides.

Rentals generate passive income, so an S-Corp offers no added tax benefit.

Britt,My firm has evaluated some smaller properties (under $500k) in the past for cost segregation, and it generally does not cost justify moving forward, since the benefits are small, and typically the tax liability on the income is minimal if any.

You can always consider doing a cost seg study on a property that you buy and that can also help with tax benefits if you cannot qualify for the real estate professional status.

However, properties ranging from $100k to $50M or more have benefited from cost segregation.

I am also a huge fan of real estate and for the past 50 years there's been a way to combine both.By leveraging a Self-Directed IRA, real estate investors enjoy both the traditional advantages of property ownership and the additional tax benefits of retirement accounts, creating a powerful wealth-building strategy.

STR seems to have better tax benefits (in the right market) but is it worth it at a distance ???

Your property definitely has the potential to benefit from a cost segregation study.

Which size of home is typically perform best on a cost benefit analysis?