ERP for real estate operators built to run every entity, not one spreadsheet.
Custom ERP for real estate owners, operators, and developers — multi-entity accounting, GP/LP waterfall distributions, lease administration, and investor reporting in one system.
A generic ERP treats your portfolio like one company. It's twenty.
Off-the-shelf ERPs and QuickBooks assume a single legal entity with one P&L. Real estate operators run dozens of properties, each held in its own SPE for liability and financing reasons, each needing its own books — but investors and lenders need a consolidated view rolled up by fund, sponsor, or portfolio. Most operators end up running separate QuickBooks files per entity and reconciling them by hand in a spreadsheet every month-end close.
If you raise capital from LPs, the accounting gets harder before it gets easier: preferred returns, tiered promote structures, and catch-up provisions have to be calculated correctly on every distribution, then tied to individual investor capital accounts for K-1 support. A generic chart of accounts doesn't model a waterfall — it models a chart of accounts.
On the operating side, lease administration is its own discipline — CAM reconciliation against actual shared-expense allocations, ASC 842 compliance, and, if you develop, construction draw management against loan documents with retainage and lien waivers tracked line by line. A property management platform handles rent collection. It doesn't handle any of this.
Run the portfolio in one system — entity books, waterfalls, and leases included.
We build multi-entity accounting as the foundation: each SPE keeps its own GL, and consolidated reporting rolls up by fund, sponsor, or portfolio without a spreadsheet in between. Distribution waterfalls — preferred return, tiered promote, catch-up — calculate automatically against actual entity performance and tie straight to investor capital accounts.
Lease administration and CAM reconciliation live in the same system as the entity books, so tenant recoveries reconcile against actual shared-expense allocations instead of an estimate trued up once a year. If you develop, construction draw management runs against the loan documents directly — draw schedules, retainage, and lien-waiver tracking visible to the same team managing the stabilized assets.
Honest tradeoff: if you own one or two properties in a single entity with a standard management fee, a packaged platform like AppFolio or Buildium already does the job — buy it, don't rebuild it. Custom starts earning its cost once you're consolidating several SPEs into one owner or fund view, running LP capital through a real waterfall, or losing hours every month-end to manual CAM and inter-entity reconciliation a generic system was never built to do.
We ship the modules you need first, then add the rest. Most clients don't need every module on day one.
Multi-entity / SPE accounting
Each property or SPE keeps its own GL and P&L, with consolidated reporting rolling up automatically by fund, sponsor, or portfolio — no spreadsheet stitching entity files together at close.
GP/LP waterfall distributions
Preferred return, tiered promote, and catch-up calculated against actual entity performance on every distribution, tied directly to individual investor capital accounts.
Lease administration & CAM reconciliation
ASC 842-compliant lease tracking with tenant recoveries reconciled against actual shared-expense allocations, not a once-a-year true-up estimate.
Construction & development draw management
Draw schedules run against the loan documents directly, with retainage and lien-waiver tracking visible alongside the stabilized-asset books.
Property management fee accounting
Flat, percent-of-collections, or percent-of-NOI fee structures held per management agreement — not one fee schedule bent to fit every property.
Budget-to-actual by property
Variance reporting at the property level rolls up to portfolio and fund views, so a bad month on one asset doesn't hide in the aggregate.
Investor reporting & K-1 support
Capital account tracking and distribution history feed directly into investor statements and K-1 preparation instead of a manual pull each tax season.
Tenant & vendor portals
Rent payment, work-order requests, and certificate-of-insurance tracking in one portal, tied back to the same lease and vendor records the accounting team uses.
1031 exchange & cost segregation tracking
Basis carried forward accurately across exchanged properties, with cost-segregation schedules held at the asset level for depreciation reporting.
How a custom real estate ERP gets built.
Same structure every time. We ship the first module to your team in 4–8 weeks, then build the rest while they're already using it.
- 01
Discover
1–2 weeks. We sit with your team, map workflows, and pick the first module to ship.
- 02
Architect
1–2 weeks. Data model, integrations, deployment topology. Documented before any code.
- 03
Build slice 1
3–5 weeks. First production module — usually the highest-pain part of your current workflow.
- 04
Build slices 2–N
1–3 months. Additional modules deployed continuously. Each integrates with the existing data model.
- 05
Run
Ongoing. We stay on after launch — bug fixes, new features, integrations as your business changes.
Built to integrate with the systems you already use.
The integrations below come up most often for real estate operators. Anything with an API is fair game — these are just the common ones.
- Yardi / MRI / AppFolio / RealPage migration data
- QuickBooks Online / Sage Intacct (for smaller entities in transition)
- Lease abstraction tools (Leasecake, Visual Lease)
- Construction loan servicing / draw software
- Tenant payment & screening (RentPayment, Zego)
- DocuSign / lease execution
- Banking, ACH & lockbox providers
- Investor portal / distribution software
- Property tax & insurance tracking
- BI / reporting (Metabase, Looker)
Custom ERP for other industries.
Modern, boring, hireable.
We build on standard tools your future team will be able to hire for. No proprietary platforms.
- Next.js
- TypeScript
- React
- Tailwind
- Postgres
- Prisma
- Drizzle
- Redis
- Vercel
- Railway
- Fly.io
- Docker
- Clerk
- WorkOS
- Auth0
- Stripe
- Plaid
- QuickBooks API
- Postgres views
- Metabase
- Recharts
The proof we ship ERPs.
Clear answers
for complex builds.
Clear answers on timelines, pricing, ownership, and what shipping actually looks like with a senior engineering team.
If a packaged platform already covers your entity structure, waterfall complexity, and reporting needs within budget, buying is the right call — we'll say so on a discovery call. Custom starts winning once you're consolidating multiple SPEs into one owner or fund view, or running LP capital through a waterfall a packaged system doesn't model correctly.
Yes — preferred return, tiered promote, and catch-up provisions are calculated against actual entity performance on every distribution and tied directly to each investor's capital account, so distribution statements and K-1 prep pull from the same numbers instead of a side spreadsheet.
Each property or SPE keeps its own general ledger and P&L. Consolidated views roll those up automatically by fund, sponsor, or portfolio, so you get entity-level books for lenders and legal separation, and a single consolidated view for management — without reconciling separate QuickBooks files by hand.
Yes — leases are tracked to ASC 842 standards, and CAM reconciliation runs against actual shared-expense allocations rather than an annual estimate. Tenant recoveries tie directly into the same entity books, so a reconciliation dispute doesn't require pulling numbers from three systems.
Yes — draw schedules run against the loan documents directly, with retainage and lien-waiver tracking, and the development books connect to the same system that manages your stabilized assets once a project is complete.
The construction ERP page is built for general contractors billing clients for jobs — job costing, subcontractor management, change orders. This page is built for owners, operators, and developers managing their own real estate — entity accounting, GP/LP waterfalls, lease administration, and investor reporting. A vertically integrated developer usually needs both.
Usually $85k–$300k and 3–6 months for multi-entity accounting, waterfall distributions, and your core integrations (accounting migration, lease abstraction, banking). Construction draw management and investor portals are common phase-one additions for developers and sponsors raising LP capital, not phase-two.
Tell us your current systems, what's breaking, and what you'd want a fitted ERP to do — we'll come back with a written scope and a fixed quote.