Transfer Investment Property to Your LLC for $199 Flat (Online, No Attorney Needed)
Transferring an investment property from your personal name into an LLC you control is one of the most common asset-protection moves real estate investors make. Most attorneys charge $400-$1,500 to do it. ClosingDesk does it for $199 flat, fully online, in 24-72 hours.
Why investors move property into an LLC
- Asset protection. Liability from the property (tenant injury, slip-and-fall, eviction dispute) is contained within the LLC, away from your personal assets, your other properties, or other LLCs you've set up.
- Tax structure. Single-member LLC = disregarded entity (no separate filing, flows to your 1040). Multi-member LLC = partnership, with allocations between partners that can be tax-efficient.
- Estate planning. Membership interests pass to heirs separately from real property (avoids probate of the underlying parcel; only the LLC interest moves).
- Cleanliness for refinancing or sale. Lenders and buyers often prefer the property be held in the entity from day one rather than transferred late in due diligence.
- Self-directed IRA / 401(k) compliance. If you're using retirement funds to invest, the property typically MUST be held by the entity (LLC or IRA-LLC structure), not personally.
What we do for $199
- Prepare the deed in your state's required format with the LLC as grantee. Quitclaim deed is the standard tool for this scenario (you're transferring "whatever interest you have" to your own entity, with no warranties needed).
- Arrange notarization. 41 states permit Remote Online Notarization for deeds: a video session you can complete from anywhere in about 10 minutes. The other 9 states require in-person, where we dispatch a mobile notary to you. Full state list.
- E-record with the county recorder. Most counties accept e-recording through Simplifile, which is same-day or next-day. Some counties still require paper mail (1-2 weeks). We handle either path.
- Email you the recorded deed as a PDF for your records, your insurance carrier, your CPA, and your lender (if applicable).
What's NOT included in the $199
We're transparent about pass-throughs:
- County recording fee (typically $25-$100, varies by county). Paid through to the recorder at cost. We show you the estimated amount per state before you pay.
- State documentary / transfer tax, if any. For transfers into an LLC you control, most states grant a full or near-full exemption (it's not a "sale"). We claim the right exemption code on the deed. See our exemption checker at the bottom.
The big "before you transfer" warning
Other things to consider before pulling the trigger:
- Title insurance. Your existing owner's title insurance policy is in your personal name; it does NOT automatically follow the property to the LLC. To preserve coverage, get an endorsement from your title insurer (typically $50-$200) or buy a fresh policy in the LLC's name (substantial cost).
- Homeowners insurance. Update the policy to name the LLC as the insured. Some carriers won't write standard HO-3 policies for LLC-held properties; you may need a landlord (DP-3) or commercial policy instead.
- Property tax exemption. Homestead, senior, and veteran exemptions are usually tied to PERSONAL ownership and OCCUPANCY. Transferring to an LLC typically forfeits these exemptions (which is the point - the LLC isn't your home). For investment property this is fine; for your primary residence, think hard.
- Operating agreement signed first. If your LLC doesn't have a signed operating agreement, get one in place before recording the deed. Single-member LLCs technically don't require one but having one makes the asset-protection argument much stronger in court.
- Bank account in the LLC's name. All rents, expenses, and ledger activity should flow through the LLC's own bank account from day one of ownership. Mixing personal and LLC money ("commingling") undermines the protection.
How quick is it really?
| Intake | 5 minutes online |
|---|---|
| Deed preparation | Same day or next business day |
| Notarization scheduling | Same day (RON states) / 1-3 days (mobile notary states) |
| County recording | Same day (e-recording counties) / 5-10 days (mail-only counties) |
| Recorded copy in your inbox | 24-72 hours typical (RON + e-recording county); up to 2 weeks worst case |
What you'll need at intake
- Your full legal name (the current owner) and email.
- The LLC's legal name as it appears on your formation documents (e.g., "ABC Holdings, LLC").
- State of LLC formation (2-letter, e.g., DE, NV, FL).
- The authorized signer for the LLC (often you, as the sole member or manager) and their title.
- Property street address - we look up the county and APN automatically.
- A payment method for the $199 service fee (credit / debit card via Stripe).
You do NOT need a copy of your existing deed at intake. We pull the legal description from the county records before drafting; if anything is unclear we email you for clarification before sending to notary.
Why not just hire an attorney?
You can, and for complex situations you should - particularly if your LLC structure is layered (parent LLC owning subsidiary LLCs, series LLCs, IRA-LLC arrangements), if the property has title issues, or if you're combining the transfer with a 1031 exchange.
For a straightforward "I own this rental, I want my LLC to own it" transfer, an attorney's deliverable is essentially the same as ours - a properly drafted deed, notarized, recorded with the county. Their value-add is the conversation and judgment call, which is worth $400-$1,500 if your situation has nuance, and worth $0 if it doesn't.
This article is general information about transferring real property to an LLC, not legal, tax, or financial advice. ClosingDesk is a workflow automation service, not a law firm. Talk to a real estate attorney for complex structures (series LLCs, IRA-owned LLCs, multi-party transfers, properties with title issues), and to your CPA before transferring a primary residence or property with substantial homestead/senior exemption value.