For property investors outside the US

US entities for property investors. Get the structure question right first.

Prolify forms US entities and runs their filings. For US real estate held by a non-US owner, entity choice carries tax consequences that are genuinely difficult, and getting them wrong is expensive in ways formation pricing does not hint at.

Tell us what you need See what formation costs

What works for you today. All of it, right now, without a special plan.

→Formation of the entity your advisers specify, in Delaware, Wyoming, New Mexico or Florida.
→EIN, registered agent and a US business address for each entity.
→Bookkeeping per entity, so each property's records stand on their own rather than merging into one ledger.
→The state and federal filing calendar tracked for every entity you hold, which is the part that breaks first once there is more than one.

Formation is filed in Delaware, Wyoming, New Mexico, Florida, from $397for the first year plus the state’s own filing fee. Full pricing at /pricing.

What is not built. So you know before you buy, not after.

→Multi-entity portfolio management as a product. You can hold several entities with Prolify today, but there is no portfolio dashboard, no consolidated reporting and no cross-entity view.
→Automated tax strategy of any kind.
→Title, escrow, lending or property management. None of it, at any tier.

Read this before choosing an entity

A non-US person holding US real estate faces a different tax regime from one running an operating business, including withholding on disposition and a set of elections that have to be made correctly and early. Entity choice interacts with all of it, and the cheap answer is frequently the expensive one. Talk to a US tax professional who does cross-border real estate specifically, before forming anything. Prolify will form what they tell you to form, and does not make that recommendation itself.

Questions people ask. Answered in the open.

Which entity should I use to hold US property?

Not a question Prolify answers, and be wary of any formation service that does. The right structure for a non-US owner depends on how many properties, whether you intend to sell, your home country's treaty position and how the income is characterized. That is a specialist determination, and a wrong one is costly to unwind.

Can I hold each property in its own LLC?

Yes, and many investors do. Each entity is formed, filed and bookkept separately, which is why the filing calendar matters more here than on any other page: obligations multiply per entity, and the second and third are the ones people miss.

Do you do consolidated reporting across my entities?

Not yet. Each entity's books are kept separately and correctly, and the filing calendar covers every entity you hold, but there is no single portfolio view across them.

Related. Where to go next.

How formation works Filings, per entity What Prolify does and does not do on tax Ask before you form

Ask before you form. It is the cheapest step in the whole sequence.

Tell us what you are trying to do and you get a straight read on whether a US entity helps, including when it does not.

Talk to us Read the guide