Do I have to change CPAs?

No, and most people do not. We build the plan and hand your CPA a package they can file from. If you would rather we handled the filing and the ongoing accounting too, we can, but it is a separate decision and not a condition of anything.

How much of my time will this take?

The Masterclass is one live session. If you proceed from there, expect one call and a document request. We work from your returns and your entity paperwork rather than interviewing you for hours, so most of the effort sits with us.

Is any of this aggressive or risky?

No. Every position has to be documented well enough to survive an examination, because Jose is an Enrolled Agent and NTPI Fellow and would be the one representing you in it. If a strategy only works when nobody looks at it, we do not use it.

What if you do not find much?

We tell you, and you do not proceed. You will have paid for a diagnostic and received a straight answer. We would rather lose the engagement than manufacture a reason for it.

What happens to my information?

Returns, entity documents and project data stay inside the firm and are never sold, shared or used for anything other than building your plan. If you do not proceed, you can ask us to delete what you sent and we will.

I am behind on my books. Is that a problem?

It is the most common situation we see, and it is usually the reason planning has never happened. Getting the records rebuilt is the first phase of the work rather than a prerequisite you have to solve alone first.

Tax Planning for Residential Real Estate Developers in Washington.

Residential developers in Washington with $1M+ in net income are still sending six figures to the IRS every year. We build defensible, Washington-aware tax plans for developers who are behind on their books and want proactive strategy rather than a filed return.

01 · The pattern

Why Washington developers still overpay.

No income tax, but B&O tax applies to gross receipts and the real estate excise tax is graduated, climbing on higher-value sales. For a developer at disposition, that second one is the number to plan around.

Real estate excise tax treated as an unavoidable closing line rather than something deal structure affects.
B&O tax on gross receipts, which does not care about your margin, and is often not modelled at all.
Construction and development activity classified for B&O without anyone checking the classification.
Cost segregation skipped on held product in a market where basis is high.

We work with developers across Seattle, Bellevue, Tacoma and Spokane.

02 · State nuance

How we handle Washington-specific nuances.

Real estate excise tax is graduated on sale price, so disposition planning matters more here than in flat-rate states.
B&O applies to gross receipts rather than profit, which means a thin-margin project can still carry meaningful state tax.
B&O classification for construction and development activity is worth confirming rather than inheriting.

Cost Segregation & Depreciation Strategies for Residential DevelopersPriced off your own construction ledger Real Estate Professional Status & Entity Structuring for DevelopersWho holds what, and who qualifies IRS Notices, Penalties & Cleanup for Behind-on-Books DevelopersFor developers behind on the books

03 · Typical situations

What this looks like in Washington.

Multifamily in Seattle and Bellevue

High basis makes the depreciation work valuable, and the graduated excise tax makes how and when you dispose of the asset a planning question rather than an afterthought.

Townhome and infill development in Tacoma

For-sale product, so dealer treatment federally, with B&O sitting on top of gross receipts regardless of margin.

Build-to-rent in the Spokane corridor

Hold product where investor treatment is available and the cost segregation work carries the most weight.

Free download

The 2026 Residential Developer Tax Deduction Checklist.

23 pages and 12 categories, written by Jose A. Ramirez, EA. Work through it with your job cost ledger open and see which deductions you have not claimed and which records you still need.

Get the Checklist

04 · The process

How it works for Washington developers.

Start at the live Masterclass, or book a Strategy Session and bring one question.

We review your last three years of returns, your Washington entities and your live projects.

You receive a written Asset Accumulation Formula blueprint with each strategy and what it is worth.

Take the blueprint to your own CPA, or have us implement it and handle the ongoing work.

RSVP for the Masterclass

05 · Questions

Washington developer questions.

Do I need a Washington-based CPA to work with you?

No. Jose is an Enrolled Agent, a federal credential and the highest the IRS awards, so we can represent clients in all fifty states. Most of what moves your number is federal anyway. Washington is simply where a lot of our developers build.

How does the graduated excise tax change how I should plan a sale?

Because the rate climbs with price, how a disposition is structured and timed can change the cost. It is worth modelling before you go under contract.

Can you coordinate with my current Washington CPA?

Yes. We build the plan and provide a handoff package for filing.