6
Doors
Real Estate
One LLC per property · asset isolation
Form a property holding LLC. One LLC per property.
Smart real estate investors hold each rental property in its own LLC. Asset isolation: if one property is sued, only that property's LLC is exposed. Tax flexibility: pass-through to owner with optional S-Corp election. Common pattern: each property owned by a single-member LLC; all LLCs owned by a single holding LLC or holding entity. We form the LLC, draft the operating agreement, transfer the deed, and obtain the EIN.
How it works
How we handle Property Holding LLC, end-to-end.
Smart real estate investors hold each rental property in its own LLC.
1
State selection
Form the LLC in the state where the property is located (or you may face foreign qualification requirements). Some investors form a holding LLC in DE, WY, or NV for asset protection benefits.
2
LLC formation
We file Articles of Organization with the state, draft single-asset operating agreement, file BOI report with FinCEN, obtain EIN. Standard formation timeline (1-5 business days).
3
Deed transfer
Transfer property from individual ownership to the LLC by quitclaim deed (most common) or warranty deed. We coordinate drafting, notarization, and county recording.
4
Bank account + property management
Open dedicated bank account in the LLC's name. All rent, expenses, and reserves flow through the LLC. Property management contracts (if applicable) signed by the LLC.
What we'll set up for you
A clean handoff, in four steps.
You give us the basics. We handle the state, the IRS, and the compliance clock so you can focus on the business.
01 · Name + Brand
A name that's actually available.
Real-time check against the state register, USPTO trademark database, and matching domains.
02 · State filing
Filed with the Secretary of State.
We submit your Articles, pay the state fee on your behalf, and return the stamped certificate.
03 · Federal IDs
EIN + the right tax setup.
Federal Employer ID with the IRS, plus state tax accounts when your business needs them.
04 · Stay compliant
Registered Agent + deadline tracking.
Your agent on file in every state, with every renewal and annual report tracked in one calendar.
Pricing
Transparent property holding llc pricing.
Government fees pass through at cost. No upsells.
Single property LLC
$499
One LLC, one property.
LLC formation, operating agreement, BOI report, EIN, deed transfer, bank account guidance. For one rental property.
Get startedPortfolio (3-10 LLCs)
$1499
Coordinated formation for portfolio.
3-10 property holding LLCs formed simultaneously with a parent holding LLC structure. Coordinated EINs, BOI reports, and deed transfers. Best for active real estate investors.
Get startedSeries LLC (TX)
$999
Texas series LLC structure.
Texas series LLC: one entity, multiple property series. Single filing fee and BOI but isolated liability per series. Texas-specific structure. We file the master LLC and document the series.
Get started FAQ
About the Property Holding LLC Service.
Why one LLC per property?
Asset isolation. If a tenant at property A sues, only the LLC owning property A is exposed. Properties B, C, D in separate LLCs are protected. With all properties in one LLC, all are exposed.
Will my lender allow the transfer?
Most mortgages have a due-on-sale clause technically triggered by transfer. In practice, most lenders do not invoke it for transfer to a wholly-owned LLC of the same borrower. Risk is non-zero; we help evaluate.
What about the property tax reassessment?
Varies by state. CA (Prop 13): transfers to LLCs owned by the same individual often qualify for parent-child or proportional ownership exemptions. Other states generally do not reassess for LLC transfers. We flag tax issues.
Do I need separate bank accounts?
Yes. Each LLC needs its own bank account. Co-mingling funds (paying personal expenses from LLC account or vice versa) can pierce the corporate veil and destroy asset protection.
What about the Texas series LLC?
Texas allows series LLCs: one entity, multiple property series. Single state filing, single EIN, but isolated liability per series. Cheaper than multiple separate LLCs. Other states (DE, NV, IL, OK, AL) also allow series LLCs.
Should I use Wyoming or Delaware for the holding LLC?
Common for high-net-worth investors. Wyoming offers strong asset protection and anonymous LLC structures. Delaware is the standard for sophisticated entities but does not offer the anonymity. We model the trade-offs based on your situation.
Bundle & save
Recommended add-ons
Most customers add these to keep their business compliant year-round.
Registered Agent
Most orderedRequired for every registered business entity in every state.
$99
/year
Add →
Compliance Monitoring
Best valueTrack every annual report, registered agent renewal, and license deadline.
$19
/month
Add →
Annual Report Filing
RecommendedAuto-file your state annual report. Never miss a deadline.
$99
/year
Add →
Why File.Business
Premium compliance, no service-fee markup.
Trust you can verify
SOC 2 Type II audited platform. 220,000+ businesses served. 60-day money-back on service fees. State fees passed through at cost with no hidden markup. Explicit AUP on restricted industries.
A compliance partner, not a transaction
Most providers go quiet after checkout. We auto-track every annual report, registered agent renewal, and license deadline across your entities. The Business OS dashboard keeps your compliance score visible year-round.
Premium experience competitors cannot match
Premium positioning, transparent pricing, no service-fee markup on state or federal filings. Premium positioning, transparent pricing, no service-fee markup on state filings.