One LLC per property.
Not ten bills, ten deadlines, ten agents.
Each entity still needs its own registration, annual report and registered agent. We keep every company you own on one calendar, at one price per entity that isn't $199.
What one LLC per property really costs
Investors' own numbers, from the pages linked. State fees are charged by the state; the parts you can shop are the registered agent and who keeps the calendar.
| Line item, per entity, per year | What investors report | Source |
|---|---|---|
| State minimum tax / report | California: $800 minimum franchise tax per LLC "regardless of income… even an LLC that… was completely dormant". Texas: one franchise report + Public Information Report per entity even below the no-tax-due threshold. Wyoming: $60 minimum license tax, dissolved 60 days late. | mlotax.com · Texas Comptroller · Wyoming SOS |
| Five California LLCs | "that is $4,000 per year in franchise tax alone before registered agents, annual reports, or bookkeeping." | llcstarters.com |
| The admin stack | "Each LLC needs: Its own registration, Annual reports, Separate bank accounts, Registered agent, Operating agreement, Ongoing compliance." | The Real Estate CPA |
| Registered agent, industry | "$99 for the first year, then $199 annually thereafter" — and a $100–$300 per entity range across the industry. | zenbusiness.com |
| Full-service structure firms | "$3k setup fee and $65/month retainer" reported for a two-LLC structure. | BiggerPockets |
| Ten Texas LLCs vs one series LLC | "$3,081 in state filing fees alone, plus ten bank accounts, ten annual filings, and ten sets of books" versus "one $308.10 filing fee and one entity to maintain." Which structure fits you is a question for your attorney — we file either. | copplaw.com |
Quotes verbatim from the linked pages, checked 2026-08-28. Educational — not legal or tax advice.
Registered agent, per entity, per year
The one line item you choose. Industry range and ZenBusiness renewal price from the sources above.
Ten entities: $1,990 a year at the ZenBusiness renewal price versus $742.50 with us — before any state fee, which is the same either way.
Our per-entity stack
Same services for the first LLC and the tenth. No portfolio tier, no retainer.
- Registered Agent Service$74.25 / yrPer company, per state. Notices scanned to your dashboard.
- LLC formation filing$123.75 + state feeState fee quoted live and charged at cost.
- Annual report filing$120 + state feeOne click from your reminder email.
- Foreign qualification$120 + state feeProperty in a state your LLC isn't registered in.
- Deadline reminders, every companyIncluded60 / 30 / 7 days before each annual report, across all entities on your account, in the member dashboard.
- Bank-Ready Pack$162.50 + state feesLender wants certified articles, a good-standing certificate under 30 days old, a signed operating agreement and the EIN letter? One form, one order.
- Reinstatement$199 + state feesA shell already lapsed? We restore it.
- Sales Tax Registration GuideFree guideSelling across state lines? Know which states require registration — FBA inventory, marketplace thresholds, and nexus rules explained.
- Deed-to-LLC ChecklistFree guideBefore you transfer a rental to an LLC: avoid due-on-sale calls, title insurance voids, and surprise transfer taxes. Three-phase checklist with state tax reference.
Put your entities on one agent
Order registered agent service for as many companies as you own. We'll collect each entity's name and state after checkout, and switch the agent of record with the state where needed.
Entities in more than one state? Count each company-state pair.
Questions investors ask
Should I use one LLC, several, or a series LLC?
That's a legal and tax decision for your attorney and CPA — it depends on your state, lender and insurance. We file the structure you choose and keep every entity on the calendar.
Will moving a property into an LLC trigger my lender's due-on-sale clause?
Ask the lender in writing before you record a deed. Investors report lenders giving only verbal comfort. Deed preparation is legal work; we don't do it.
I already have a registered agent for some entities.
Keep them or consolidate — the change-of-agent filing is $41.25 plus the state's fee where one applies. Reminders work either way once your companies are on your account.
My LLC is in Texas or Wyoming, but the rental is in another state.
Merely holding title is often not "doing business" — Washington's statute lists "owning, without more, property" as an exception (RCW 23.95.520(1)(j)). Collecting rent, hiring contractors and evicting tenants there usually is, and an unregistered LLC can be barred from suing in that state's courts. The fix is three filings we already do: foreign qualification ($120 + the property state's fee — Texas charges $750, Florida $125, Washington $180, passed through at cost), a fresh certificate of good standing from the home state ($82.50 + state fee; Washington wants it dated within 60 days, and Wyoming issues them free online), and a registered agent in the property state ($74.25/yr). Whether your rental crosses the line is a question for your attorney — we file, we don't decide.
The lender wants documents for the rental LLC before closing.
The usual list is a certified copy of the articles, a Certificate of Good Standing dated within 30 days of closing, the signed operating agreement and the IRS EIN letter. The Bank-Ready Pack orders the two state documents and generates the rest from one form — give us the closing date and we check the certificate's date against it.
One of my LLCs already lapsed.
Reinstatement is $199 plus state fees and back-year reports. Prevention is cheaper: the reminder covers every company on the account.
Rentals still in your own name? Score your exposure in six questions, with one fix per gap.