Four plans, priced on what you actually own.

Plans start at $495 a month for a single entity with up to 4 doors, scaling to $895 for 2 entities, $1,695 for 3 or 4 entities, and a $4,250 Advisory tier for portfolios that need monthly CFO-level involvement. Pricing is based on entity count and door count, not a flat per-property rate, because entity structure drives most of the actual work.

Yes. Every plan includes property-level P&L, not just entity-level financials, so you can see which doors are performing and which are dragging the portfolio.

Real estate books have to handle capex vs. repair classification, owner draws vs. distributions, security deposit liabilities, depreciation schedules, and multi-entity allocation. Those are the categories generic bookkeepers routinely get wrong. We build the chart of accounts around Schedule E from day one.

Yes. Plans are structured by entity count: one entity on Foundation, two on Portfolio, three or four on Portfolio Plus. Past four, additional entities are $235 a month each. Above eight entities or forty doors we quote individually, because at that size the work stops scaling in straight lines. Each entity keeps clean, separate books that still roll up to a portfolio view.

Yes. Cleanup starts with a $350 diagnostic, credited in full against the cleanup fee if you go ahead, followed by a fixed fee starting at $1,500 depending on how far behind things are. We quote it from the diagnostic, never blind.

We are not a CPA firm and don't provide tax filing or attest services. We prepare clean, tax-ready books that your CPA can use directly.

1099 season prep is available as an add-on at $40 per vendor, $350 minimum, covering vendor identification, W-9 collection, and filing prep for contractors paid above the IRS reporting threshold. That threshold is $2,000 for payments made in 2026, up from $600 in 2025, and is indexed annually from 2027. We collect W-9s when a vendor is first set up, not in a panic in January. 1099 season is included at Portfolio Plus and Advisory.

Close timing depends on plan. Foundation closes by business day 15 with an annual 30-minute review call, Portfolio by BD10 with a quarterly call, Portfolio Plus by BD7 with a monthly call, and Advisory by BD5 with a monthly call plus two ad hoc calls each quarter.

Book a free discovery call through our Appointments page. We'll walk through your entities and portfolio, confirm the right plan, and get you a quote. No obligation.

Entities first, then doors. Your entity count sets the plan: one starts at Foundation, two at Portfolio, three or four at Portfolio Plus. You can always choose a larger plan for the earlier close or the extra reporting. What you can't do is bolt entities onto a smaller plan to reach a larger one's scope, because the close date and the review cadence are the thing you'd actually be buying. Transaction volume and connected accounts are the secondary check, and if you run consistently above your plan's count we'll raise it before it changes anything. If you're between two plans we'll tell you which one to start on, and it's usually the smaller one.

Nothing, until you cross a published limit. Inside your plan's door count, an extra property costs nothing. Past it, doors are $185 for every five, on any plan. A new entity is the different case: it moves you to the plan that covers it rather than being added to the one you're on, and above Portfolio Plus additional entities are $235 a month each. We watch the limits so you don't have to, and we raise it as a conversation before it becomes a number.

No, and that's deliberate. Tax season is exactly when monthly close work gets abandoned, so we stay out of it entirely. What you get instead is a year-end package your preparer can file straight from: financials, GL export, reconciliation PDFs, a fixed-asset schedule, an open-items memo, and a cover letter written for them. If you need a preparer, we work alongside several.

Yes. Running one general ledger platform properly is what makes the close dates on this page possible. Two platforms means two sets of templates, rules, and integrations, and both get worse. If you're on Xero or a spreadsheet today, migration is part of onboarding and we'll quote it honestly.

For scheduled calls, absolutely. Every plan includes them, and Advisory clients get two extra each quarter on top. Day to day we work through the portal and answer within one business day. It isn't that we're hard to reach; it's that a bookkeeper who takes every call as it comes is a bookkeeper whose closes slip.

By 4–6% at each annual renewal, written into the engagement letter from day one so it's never a surprise. Beyond that, the only thing that changes your fee is your portfolio crossing a limit, and you'll agree to that before it takes effect.

Software drafts, a person decides. Rules and deterministic logic run first; automation proposes categorizations with a confidence score and a rationale; a human clears that queue every week. Nothing posts to your general ledger above a materiality threshold, and nothing reaches you containing numbers or scope, without being reviewed. Every number in a report you receive is computed by script before anyone writes a sentence about it.

[Be concrete about what you actually do: per-client password vaults, hardware-key two-factor everywhere, view-only bank access with no transfer authority, an encrypted client portal rather than email attachments, and client data processed only under commercial API terms, never consumer chat tools.] Specifics reassure; "we take security seriously" does not.