A new LLC per property. Without losing weekends.
Real estate portfolios live and die by LLC structure: per-property liability isolation, holding-company aggregation, multi-state qualification. We make per-property formation cost almost nothing and put every compliance deadline on autopilot.
Built around how real estate actually operate.
Three things you will not get from a generic formation site.
Per-property LLC pattern
Each property in its own LLC so a slip-and-fall stays contained.
Series LLC where allowed
TX, DE, NV, WY: one parent LLC, unlimited child cells, single filing.
Foreign qualification at scale
Add a state in 5 minutes when your portfolio crosses a line.
Per-property structure done right.
Each property in its own LLC, optionally under a holding LLC, in any state. Plus the boring ongoing compliance handled across the whole portfolio.
Structure scales without becoming a job.
Tell us about your properties: state, ownership structure, holding company plans. We surface the right structure.
$0 service fee, state filing fee at cost. We file Articles, get the EIN, file BOI, and activate Registered Agent in the property state.
If you live in one state and the property is in another, we qualify the home-state LLC (or holding LLC) in the property state.
Annual reports, franchise tax, BOI updates, all tracked per entity. We file what you authorize.
Sell the property, dissolve the LLC. We handle Articles of Dissolution, final state filing, and IRS notification.
Multiple property LLCs under a single Wyoming or Delaware holding LLC. Estate planning and liability layering supported.
How customers like you use the platform.
"I went from spreadsheet chaos to a clean dashboard for nine LLCs in three states. Pulled every operating agreement in three clicks when my lender asked."
"Wyoming holding LLC with property LLCs in three states. Annual reports never missed, registered agents consolidated."
"I add a new LLC every month or two. It takes 5 minutes. State fee plus zero service fee. There is no reason not to put every property in its own entity."
The File.Business Promise
If we miss a deadline on a service you pay us to manage, we cover the penalty. If you change your mind within 60 days, we refund our fee in full. Your data stays yours, always.
Common questions.
One LLC per property, really?
What about a series LLC?
Wyoming or Delaware holding company?
Foreign qualification when?
Multi-state taxes?
Cost segregation studies?
1031 exchanges?
Address privacy for tenants?
Adding members later?
Pricing for portfolios?
Form your next LLC.
Tell us a few details. We do the rest. You get a single dashboard for everything.
220,000 founders, every kind of business.
On the $129/yr Compliance Annual Filings plan, we cover state late fees.
When you autofile your annual report through the $129/yr plan and we miss the deadline, we pay the state's late fee. The guarantee applies to that specific plan and the filings it includes. Other File.Business services are billed at the prices on this page.
Four steps from request to delivery
File.Business runs your filing on a single concierge workflow. You provide what we need; we handle the rest.
Tell us what you need
2-minute intake. We confirm the filing type, jurisdiction, and any supporting documents required.
We prepare the filing
Our specialists draft the document, validate against state requirements, and queue for your review where required.
We submit to the state
Filed through the state portal. We pay the state fee, track the submission, and resolve any state correspondence.
Confirmation in your vault
state-required document delivered to your SOC 2 encrypted document vault, with deadline tracking for the next filing.