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 hold real estate in an LLC?
Holding a property in an LLC separates it from your personal assets and from your other properties, so a claim tied to that property, an injury, a tenant dispute, generally reaches the LLC rather than your home or savings. It is a standard, legitimate structuring choice. We form and organize the property LLC for you.
Should each property have its own LLC?
Often yes for higher-value portfolios: putting each property in a separate LLC means a claim against one does not reach the others, containing liability property by property, though it adds administrative cost. We flag the trade-off so you structure your portfolio in a way that fits its size and risk.
How does a property LLC protect me?
By owning the property in the entity and respecting the separation, not commingling funds, keeping proper records, a liability arising from the property is generally contained to the LLC's assets. We keep your entity organized so the protection actually holds rather than being pierced for sloppiness.
Can I move a property I already own into an LLC?
Yes, commonly by deed, but you should first check your mortgage's due-on-sale clause, title insurance, and any transfer tax, since a transfer can have consequences. We sequence the move and flag those issues so putting the property into the LLC does not create a lender or tax problem. See quitclaim deeds.
Does an LLC affect my mortgage?
It can: transferring a mortgaged property into an LLC may trigger a due-on-sale clause, so notifying the lender first matters, and some lenders permit it. We flag the lender step so moving a financed property into your entity is handled correctly rather than inadvertently breaching the loan.
What about taxes on a property-holding LLC?
A single-member LLC is usually disregarded for tax so the property's income and expenses flow to your return, while multi-member LLCs file a partnership return, and holding property does not by itself change your tax much. We flag the treatment so you know how a property LLC is taxed.
Should the LLC be in the property's state or a privacy state?
A property LLC generally must be registered where the property sits, and while some use a privacy-state parent structure, the property's state has jurisdiction over it. We flag how to handle the state and any foreign qualification so your ownership structure is compliant where the real estate is located.
Do I need a property LLC for a single rental?
Even one rental carries liability, so many owners hold a single rental in an LLC for the separation it provides, weighing the modest cost against the protection. We flag whether an LLC makes sense for your property so a single rental is not exposing your personal assets unnecessarily.
Can File.Business help me hold property in an LLC?
We form and organize the property-holding LLC, provide registered agent service, and flag the deed, lender, title, and tax steps involved in moving property into it, so your real estate is held in a clean, protective structure rather than in your personal name.
SOC 2 Type II audited
220,000+ businesses. 60-day money-back. State fees passed through at cost.
Your operating system, not a transaction
Every deadline auto-tracked across your entities. Compliance Score visible year-round.
Transparent pricing
No hidden fees. No upsells at checkout. State fees disclosed upfront.