Pricing
Pricing that’s actually published.
Every tier, every price, every upgrade. Public. Pick the tier that does the kinds of work you need, add your entities at the published rate, and you have your number before the call.
In every tier, at every price
- Per-property and per-job P&L, not one blended number
- Every account reconciled monthly, on a published deadline
- Flat monthly price. No hourly billing, ever
- Month-to-month after cleanup. No annual lock-in
- Questions, calls, emails, and the 48-hour lender package are never metered
- Two lines to price yourself: base price plus your entities
| Clean Books | Back Office Most popular | Finance Partner | Accounting Dept. | |
|---|---|---|---|---|
| Base price | $1,247/mo | $2,997/mo | $5,997/mo | $11,997/mo |
| What you buy | Accuracy | Time | Foresight | A department |
| Entities | 1 included, +$147/mo each additional | 1 included, +$197/mo each additional | 1 included, +$247/mo each additional | 1 included, +$297/mo each additional |
| Transactions included | 200/mo | 600/mo | 1,200/mo | 3,000/mo |
| AP (Bill.com) | — | Included | Included | Included |
| Payroll (Gusto) | — | Included | Included | Multi-company |
| CFO work | — | — | Monthly meeting + forecast | Biweekly cadence + treasury |
| Fund accounting | — | — | LP contributions & distributions | Capital accounts, waterfall, LP packages |
| Reconciled by | 15th calendar day | 11th calendar day | 7th calendar day | 5th calendar day |
| Access | Email, quarterly summary | Monthly review call | Monthly CFO meeting, named senior contact, Slack | Biweekly CFO meetings, controller-level lead, Slack |
| Pays for itself when | A refi closes without two weekends of cleanup | A draw funds in days, not weeks | You see the cash crunch two quarters out | An LP re-ups because the report arrived on time |
Dates above are the initial review. Every tier: final close complete by the 20th calendar day.
Dormant entities (no transactions, no payroll) are not billed.
Volume above the included transactions is added in blocks of 100 at +$147/mo, reviewed quarterly. A bill, a paycheck, a deposit, a bank line each count as one.
Onboarding: $750 one-time per set of books we set up (chart of accounts, class map, opening balances), one per active entity. Cleanup, if needed, is quoted flat after a 30-minute file review.
Software subscriptions (QBO, Bill.com, Gusto) are billed to you directly and are not included in tier pricing.
Anything you can add is on the upgrade menu below. None of these fit? Custom is scoped to your operation.
Books you can hand a lender the same day they ask.
Who it’s for: The self-managing investor: a rental portfolio, a few flips a year, or an active wholesale operation. No employees. You are the back office, and it costs you nights and weekends.
Included: 1 entity and 200 transactions/mo. Each additional active entity: +$147/mo. Dormant entities are never billed.
Compare: a part-time bookkeeper who doesn’t know real estate runs $45k+/year and still books your rehab as a repair. $15k/year gets a team that does this for investors all day.
What you get
- Per-property P&L via QBO class tracking, reconciled by the 15th
- Bank, credit card, and loan reconciliations. Every account, every month
- Flip/build costs capitalized to the project (WIP), not expensed. True profit at exit
- Wholesale EMD tracking and assignment fee revenue by deal
- Security deposit liabilities separated from operating cash
- CapEx vs. repair classification applied consistently
- Inter-entity due-to/due-from reconciled monthly
- Year-end tax-ready package delivered straight to your CPA
- Lender-ready financial package in 48 hours, any time you ask
You approve. We run everything else.
Who it’s for: The operator: a portfolio with staff, or a flipper or ADU builder running concurrent projects with crews. Vendor bills and payroll are eating your week.
Included: 1 entity and 600 transactions/mo. Each additional active entity: +$197/mo. Dormant entities are never billed.
This tier replaces a $45-55k bookkeeper/admin with a team that never calls in sick during a close and already knows construction accounting.
What you get
- Everything in Clean Books, plus:
- Full AP through Bill.com. Bills captured, coded to the right project, routed for your approval
- Payroll through Gusto, labor job-costed to projects
- Budget vs. actual per project at every close. See variance at week 6, not at listing
- Draw request packages your construction lender funds in days
- Weekly cash position snapshot across entities
- Vendor W-9 collection and 1099s handled at year-end
- Monthly 45-minute review call
Every document a lender asks for already exists.
Who it’s for: The developer, ADU builder, or scaling operator with institutional debt. Financing the future, not just recording the past. One funded deal pays for years of this tier.
Included: 1 entity and 1,200 transactions/mo. Each additional active entity: +$247/mo. Dormant entities are never billed.
A CFO-only retainer averages $5,000-8,000/mo before anyone touches your books. Finance Partner is $5,997 with the entire back office underneath it. Hire a bookkeeper and a fractional CFO separately and you’re at $100-140k/year.
What you get
- Everything in Back Office, plus:
- 12-24 month rolling cash forecast across projects and entities, updated monthly
- Debt covenant and maturity tracking. Every balloon date and DSCR requirement on one schedule
- Lot-level cost allocation for land; per-unit cost tracking for ADU builds
- Capitalized carry (interest, taxes, insurance) during development
- Cost-to-complete reporting per project and phase
- Lender and capital packages maintained current: PFS, debt schedules, pro formas
- LP contribution and distribution tracking
- Monthly CFO meeting with a named senior contact · private Slack channel · reconciled by the 7th
Your accounting department. Without the three salaries.
Who it’s for: The syndicator with LPs to answer to, the vertically integrated operator, or the development shop with $15-30M in active pipeline and institutional debt.
Included: 1 entity and 3,000 transactions/mo. Each additional active entity: +$297/mo. Dormant entities are never billed.
Bought separately, an outsourced controller runs $5-8k/mo and a fractional CFO another $5-8k/mo, and neither one does fund accounting. In-house, a controller, a staff accountant, and a fractional CFO run $180-220k/yr loaded, and you manage all three.
What you get
- Everything in Finance Partner, at weekly cadence, plus:
- Monthly consolidation with intercompany eliminations. Statements a bank or LP can read
- Per-LP capital accounts: contributions, distributions, preferred return accruals
- Waterfall calculations per your operating agreement
- Quarterly LP reporting packages your investors forward to their people
- WIP schedules reconciled to the GL, multi-lender draw management at pipeline scale
- Weekly cash reporting and payment-run management
- Audit PBC ownership end-to-end, 2 audits a year included. Your time protected
- Named controller-level lead on Slack · biweekly CFO meetings · reconciled by the 5th
The boundary line
We calculate; your CPA does tax. We prepare; you execute every transfer. We support audits; we don’t perform them. Waterfall math follows your operating agreement as written. Interpretation belongs to your attorney.
The upgrade menu
Six things you can add inside any tier. None of them buys a capability from a higher tier. They buy volume, access, or more of what your tier already does. When your upgrades start adding up to a real share of the next tier’s price, we tell you.
| Upgrade | Price | Clean Books | Back Office | Finance Partner | Accounting Dept. |
|---|---|---|---|---|---|
| Additional active entity | per entity / mo | +$147 | +$197 | +$247 | +$297 |
| More volume | +$147/mo per 100 transactions | Available | Available | Available | Available |
| PM or STR platform reconciliation | +$197/mo per platform | Available | Available | Available | Available |
| Monthly review call | +$347/mo | Available | Included | Included | Included |
| Direct line | +$397/mo | Available | Available | Included | Included |
| Additional CFO meeting | $597 per meeting | — | — | Available | Available |
| Lender or capital package rush | $247 per package | Available | Available | Available | Available |
- More volume. Above the transactions included in your tier. Reviewed quarterly against actual volume and moved up or down.
- PM or STR platform reconciliation. AppFolio, Buildium, Airbnb, VRBO. We reconcile the platform ledger to your books.
- Monthly review call. 45 minutes with David walking the numbers, every month instead of a quarterly summary.
- Direct line. A private Slack channel, same-business-day response, and a named lead who knows your file.
- Additional CFO meeting. A prepared 60 to 90 minute session with David beyond the standing cadence.
- Lender or capital package rush. 24-hour turnaround. The standard 48-hour package stays included and unmetered.
Quoted flat, off the menu: cleanup, audit support beyond what your tier includes, and capital-account reconstruction for a fund joining mid-life.
Doesn’t fit a box? We’ll build the box.
Who it’s for: The operation the four tiers don’t map to: an investment company that’s all doors and no projects, a wholesale-only shop, a service business, or a company that wants billing tied to gross revenue.
How it works: A 30-minute call to scope your operation, then a flat monthly quote in writing. Same philosophy as every tier: defined scope, defined price, no open-ended hourly billing.
Built for operations like
- Doors-only portfolios: rental investment companies with no flips or development
- Wholesale-only shops: EMD tracking and assignment-fee accounting without the rest
- Service businesses: contractors, property managers, and the one-off operating company
- Revenue-based billing: pricing tied to gross revenue instead of a flat tier
- Anything else the published tiers don’t cover: we’ll tell you on the call if we’re not the right fit
Under 8 doors or just getting started?
Books Rescue
A one-time cleanup plus quarterly close, built to graduate you into Clean Books when the portfolio grows. Flat-quoted after a 30-minute file review, and capped at 10 active clients so service never slips.
Learn about cleanups →Pricing questions, answered
Why do you publish prices?
Because investors compare deals for a living. Publishing every tier, every price, and every scope limit means you qualify yourself before the call, and nobody refers a friend into a sales ambush.
What’s not included?
Tax preparation and tax planning. We’re not a CPA firm. We deliver tax-ready books to your CPA, who retains responsibility for all tax positions and filings. Software subscriptions (QBO, Bill.com, Gusto) are billed to you directly.
How do I price myself?
Two lines. Pick the tier that does the kinds of work you need, then add your active entities at that tier’s published rate. A Clean Books client with a main LLC and three holding LLCs is $1,247 plus 3 x $147, so $1,688/mo. Everything else on the upgrade menu is optional.
What counts as an entity?
Any LLC, partnership, or corporation with its own bank activity. Each one is its own set of books. Dormant entities (no transactions, no payroll) are never billed, so a shelf LLC costs nothing until it does something.
What is the transaction band for?
Every tier includes a monthly transaction volume across your entities. A bill, a paycheck, a deposit, a bank line each count as one. Most clients sit well inside it. If you run above it, volume is added in 100-transaction blocks at $147/mo, reviewed quarterly and moved down again when the volume drops. It is a backstop, not a meter we watch daily.
Are there contracts?
Month-to-month after onboarding. Cleanup, if you need it, is quoted flat after a 30-minute file review. No open-ended hourly billing.
What does onboarding cost?
$750 per set of books we set up: chart of accounts, class map, opening balances. One per active entity. If a file needs more than a standard setup (a platform connection, a capital-account rebuild) we tell you on the call and quote it flat.
My books are a disaster. How bad is cleanup?
We give you a flat quote after a 30-minute review of your file. Most rescues scope out in days, and cleanup is a one-time project. It never inflates your monthly price.
What happens when I outgrow my tier?
Tiers are about the kinds of work, so the triggers are events: your first employee, institutional debt or outside capital, a fund with LPs. When your upgrades start adding up to a real share of the next tier’s price, we tell you before you work it out yourself.
Found your tier?
Book the 30-minute diagnostic. We confirm fit, flag any cleanup, and quote it flat. On the call.
Book a 30-minute diagnostic