Founding member pricing — locked in for life!
You're early. These rates never go up for founding accounts.
Plans that grow with
your portfolio.
Every signup starts with a 14-day trial of our full Rehabber-level features, then lands on Bird Dog — free forever — if you don't subscribe. No credit card required, cancel anytime.
Pay annually and save about 20% compared to monthly billing.
Bird Dog
First rental
No credit card needed
For investors getting started with their first property. Free forever — up to 3 units, 1 entity.
What's included
- Units 3
- Entities 1
- Asset Management
- Project Management
- Expense Management
-
Penny AI 25 scans/mo -
Dollar Bill AI Trial quota -
Uncle Sam AI - Bank Sync
- Schedule E + 4562 Watermarked
- Full Tax Package (8949/8582/8825)
- CPA Reports
- Multi-Entity Consolidation
- Cost Seg Report add on
Landlord
Your first few units
Billed $468/yr
Save $120/yr vs. monthly
No credit card needed
For landlords managing up to 10 units across up to 2 entities. Full autonomous bookkeeping, a complete Schedule E, and CPA-ready reports.
What's included
- Units 10
- Entities 2
- Asset Management
- Project Management
- Expense Management
- Penny AI Unlimited
- Dollar Bill AI Standard quota
- Uncle Sam AI Trial quota
- Bank Sync
- Schedule E + 4562
- Full Tax Package (8949/8582/8825)
- CPA Reports
- Multi-Entity Consolidation
- Cost Seg Report add on
Rehabber
Scaling up
Billed $948/yr
Save $240/yr vs. monthly
No credit card needed
For investors scaling past 10 units across up to 5 entities. Adds AI HUD, loan, and lease consumption plus the full multi-form tax package.
What's included
- Units 25
- Entities 5
- Asset Management
- Project Management
- Expense Management
- Penny AI Unlimited
- Dollar Bill AI Full
- Uncle Sam AI Full
- Bank Sync
- Schedule E + 4562
- Full Tax Package (8949/8582/8825)
- CPA Reports
- Multi-Entity Consolidation 5 entities
- Cost Seg Report add on
Need something bigger? We offer commercial or syndication-scale portfolios, custom integrations, and dedicated support. Simply contact us and we'll build a plan just for you.
Need more? Add as you grow.
Add capacity to the Landlord plan without a full tier jump, or unlock this year's Schedule E on Bird Dog.
Compare plans
See exactly what's included in every tier.
| Feature | Bird Dog | Landlord | Rehabber |
|---|---|---|---|
| # of Units | 3 | 10 | 25 |
| # of Entities | 1 | 2 | 5 |
| Asset Management | |||
| Project Management | |||
| Status Workflows | |||
| Budget Management | |||
| Renovation Budget & Per-Room Analytics | |||
| Penny AI | 25 scans/mo | Unlimited | Unlimited |
| Dollar Bill AI | Trial quota | Standard quota | Full |
| Uncle Sam AI | Trial quota | Full | |
| Autonomous Posting (confidence-gated) | Read-only close | ||
| Expense Management | |||
| Email Invoicing | |||
| Transaction Management | |||
| Loan Management | |||
| Bank Sync | |||
| HUD Upload & Document Vault | |||
| HUD AI Parsing (auto journal entries) | 1 parse/yr | Unlimited | |
| Loan & Lease AI Consumption | |||
| CPA Collaborator Role | Read-only invite | 1 included | 1 included |
| Custom Attributes | |||
| Standard Reporting | |||
| AdHoc Reporting | |||
| IRS Schedule Creation | Preview only | ||
| Schedule C | |||
| Schedule D | |||
| Schedule E | Watermarked | ||
| IRS 4562 Depreciation | |||
| IRS 8949 | |||
| IRS 8582 | |||
| IRS 8825 | |||
| CPA Reports | |||
| P&L | |||
| P&L by Asset | |||
| Balance Sheet | |||
| Rent Receivable | |||
| Accounts Payable | |||
| Trial Balance | |||
| Multi-Entity Consolidation | 5 entities | ||
| Support | Community | Chat | Priority |
| Cost Seg Report | add on | add on | add on |
Common questions
Can I change plans later?
Absolutely. You can upgrade or downgrade at any time. Changes take effect on your next billing cycle.
How do add-ons work?
On the Landlord plan, add up to 2 extra entities at $15/mo each and up to 5 extra units at $4/mo each — for portfolios just past Landlord's 10-unit, 1-entity cap. Bird Dog users can also buy a $249 Tax Season Pass to unlock a CPA-ready Schedule E for a single tax year. Add-ons are prorated and can be added or removed at any time.
Can I try RealBooks for free?
Yes. Bird Dog is free forever, with no time limit. Every signup — regardless of which plan you're interested in — also gets a 14-day trial of full Rehabber-level features before landing on Bird Dog if you don't subscribe. No credit card required to start.
What counts as an "entity"?
An entity is any legal structure you use to hold properties — such as an LLC, trust, or S-Corp. Each entity gets its own financial tracking and reporting.
What is Cost Segregation?
Cost segregation accelerates depreciation by reclassifying components of your property into shorter depreciation schedules. The Cost Seg Report is available as a one-time add-on — $495 per property on Bird Dog, $395 per property on Landlord and Rehabber.
Not sure which plan is right?
Our team can help you find the perfect fit for your portfolio. Book a quick call and we'll walk you through it.
FAQ
Common questions
Everything you need to know about plans and pricing.
Is there a free plan?
Yes — the Bird Dog tier is free forever, with no time limit. It's capped at 3 units and 1 entity, which comfortably covers a first rental property. No credit card required to start.
How does the free trial work?
Every new signup gets 14 days of full Rehabber-level access — no card required — so you can watch your books close automatically and see a completed Schedule E before you decide. If you don't subscribe by day 14, your account automatically becomes a free Bird Dog account. Everything you've already entered stays intact; you simply lose access to the automation and reporting above Bird Dog's limits until you upgrade.
What counts as an 'entity'?
An entity is any legal structure that holds real estate — an LLC, S-Corp, trust, partnership, or sole proprietorship. If you own properties under multiple LLCs, each LLC is one entity.
What counts as a 'unit'?
A unit is any individually leasable or trackable piece of real estate — a single-family rental, one unit in a duplex or multifamily building, a commercial suite, or a short-term rental listing. Each address or unit typically counts as one.
Can I switch plans as my portfolio grows?
Absolutely. You can upgrade at any time from your account settings, and the new plan takes effect immediately with a prorated charge for the remainder of the billing cycle. If your portfolio only slightly exceeds a plan's limits, add-ons let you add entities or units without jumping a full tier.
What is the annual billing discount?
Paying annually saves you roughly 20% compared to paying monthly. For example, Landlord is $49/month billed monthly, or $39/month ($468/year) billed annually.
Does RealBooks replace my CPA?
RealBooks automates the bookkeeping, classification, and tax form generation that typically consumes most of a CPA's billable hours on your account. Your CPA gets a collaborator seat on every plan, including Bird Dog, at no extra charge — many investors use RealBooks alongside their CPA to cut prep time and cost, not to replace the relationship.
Which IRS forms does RealBooks generate?
Landlord and above include a complete Schedule E and Form 4562 (depreciation). Rehabber and above add the full multi-form tax package: Schedule C, Schedule D, Form 8949, Form 8582, and Form 8825. Bird Dog includes a watermarked Schedule E preview — a $249 Tax Season Pass unlocks a CPA-ready, un-watermarked Schedule E and Form 4562 for a single tax year without a full subscription.
How much does Cost Segregation cost?
A Cost Segregation Study is $495 per property on Bird Dog, or $395 per property on Landlord and Rehabber. Every study is built from the receipts and property data you've already entered in RealBooks, so there's no manual re-entry.
Is my financial data secure?
Yes. RealBooks uses bank-level 256-bit AES encryption at rest and TLS 1.3 in transit. Bank connections are read-only via Plaid — we can never move money. Your data is never sold or shared with third parties.
Still have questions? Contact us or visit our documentation.