Real bookkeeping, without the bloat.
A proper double-entry ledger for any set of books — a business, a property portfolio, a practice, or your own finances. Link your bank accounts, or skip that and just upload statements. Categorize, reconcile, and click any number on any report to see what is behind it.
Works with or without linked banks · Unlimited users · Multiple companies, one login · Cancel anytime
| Account | Maple Center | 8th & Vine |
|---|---|---|
| Rental income | 184,200 | 96,400 |
| CAM reimbursements | 22,850 | 11,300 |
| Total income | 207,050 | 107,700 |
| Property taxes | (31,400) | (16,900) |
| Insurance | (9,240) | (4,880) |
| Repairs & maintenance | (18,610) | (7,420) |
| Management fees | (10,350) | (5,385) |
| Total operating expenses | (69,600) | (34,585) |
| Net Operating Income | 137,450 | 73,115 |
| Mortgage interest | (48,900) | (26,150) |
| Depreciation | (35,000) | (18,000) |
Illustrative figures.
Five steps, in order, every time
The workflow is the app. There is no maze of menus to learn.
- 1
Set up
Add the company, pick a chart of accounts, enter opening balances.
- 2
Import
Upload a bank file, connect a live feed, or import a trial balance.
- 3
Categorize
Rules auto-code the routine stuff; split or match transfers as needed.
- 4
Reconcile
Tick off what cleared, land on $0, close the month — it locks.
- 5
Report
P&L to NOI, balance sheet, cash flow, budget vs. actual, 1099.
- ✓ Only the reports you choose
- ✓ Never your ledger or setup
New to double-entry? Read the getting-started guide and Accounting 101 →
Any set of books
Commercial real estate is where Easy Books goes deepest, but the ledger underneath is a general one. Pick the closest chart of accounts and adjust it — every account is editable.
Commercial real estate
Track each property, park, or facility as its own class, then report on one, some, or all of them — with NOI where lenders expect it.
Multifamily
Unit rent, deposits held, turnover
Retail — NNN
Base rent, CAM, tax & insurance reimbursements
Flex Space — NNN
Warehouse rent, TI, leasing commissions
Manufactured Housing / MHP
Pad rent, park-owned homes, utility bill-back
RV Parks & Campgrounds
Nightly, monthly & seasonal sites
Self-Storage
Unit rent by size, tenant protection, lien fees
Residential Assisted Living
Resident fees, care payroll, per-bed tracking
Short-Term Rentals
Nightly income, platform fees, lodging tax
Office
Base rent, percentage rent, parking income
Land & Development
Capitalized costs, carrying costs, draws
Everything else
Same ledger, same reports — and most of these now have a chart of accounts of their own. Here is what changes.
Tech Businesses
Recurring revenue, deferred revenue, cloud & tooling spend
Medical Businesses
Payer mix, contractual adjustments, clinical payroll
Professional Services
Billable time, retainers, unbilled work
Construction & Trades
Job materials, subs, retainage, work in progress
Retail & E-commerce
Cost of goods, inventory, merchant fees
Personal Finances
Household spending, loans, net worth — no payroll
Anything else
Nonprofits, farms, marinas, a side business — start from a general chart and rename.
A checkmark means a ready-made chart of accounts. Thirteen of them ship today — multifamily, net-lease commercial, manufactured housing, RV park, self-storage, assisted living, short-term rental, tech, medical, construction, professional services, general business and personal. Each carries what that kind of books actually needs: deferred revenue for subscriptions, contractual adjustments for a practice, pad rent and bill-back for MHP, lien and auction fees for storage. Anything without one starts from the closest fit, or from an empty chart you build yourself.
Bookkeepers and firms, too. Keep every client’s books under one login — mixed types are fine, a construction company and four rentals side by side — bill them through the firm plan, and hand each owner a read-only portal under your own logo and colors.
A real book of record, whatever you keep books on
Everything you actually need to close a month. Depth where it matters — and no modules you will never open.
Property-level everything
Tag every transaction with a class (property or business line) and an optional location. Then run any report per property, or all of them side by side as columns.
NOI as a real subtotal
Your P&L shows Net Operating Income where it belongs, with mortgage interest, depreciation, and CapEx sitting below the line — the number buyers and lenders actually ask for.
Bank activity in, painlessly
Drop a .qbo/.ofx file from your bank, or connect a live feed on a paid plan. Duplicates are skipped automatically, so a re-download never double-counts.
Property-manager trial balances
If your manager sends a monthly trial balance in Excel or CSV, import it and map each line to your accounts once — the mapping is remembered next time.
Drill down from any number
Click a figure on any report and see the exact transactions behind it. Configure a view you like — period, columns, basis, filters — and save it to re-run in one click.
A portal for owners & partners
Give an owner, partner, or client a read-only portal showing only the reports you choose — never your ledger or setup. Bookkeeping firms can add their own logo and colors.
Reconcile and lock
Enter the statement balance, check off what cleared, and close when the difference is $0. Closed entries lock so last quarter’s numbers stay put. Quiet months close too.
Unlimited users
Invite your bookkeeper, your CPA, your partner. Roles run from view-only to owner. No per-seat pricing, no upgrade prompt for adding a third person.
Many companies, one login
Each entity keeps its own books, chart of accounts, and reconciliations — and you switch between them from one dashboard, on one bill.
Small operations get the worst of both worlds
Below the size that justifies a full accounting department, there are two options — and both cost you something real.
A spreadsheet
- Nothing enforces debits = credits, so an error hides until a lender asks.
- Rows can be deleted and history rewritten with no trace.
- One person at a time, really — sharing means copies, and copies drift.
- Reports are rebuilt by hand every month instead of queried.
Generic small-business accounting
- Built for invoicing customers and running payroll — not for holding property.
- Basic tracking — classes, locations — sits behind a higher tier.
- No NOI subtotal for property books; you rebuild it, or go back to Excel.
- A second entity usually means a second subscription.
The gap Easy Books fills
A ledger with the integrity a spreadsheet can never have — debits equal credits, closed periods lock, every change is logged — without the per seat, per company, per tier arithmetic. Ten sets of books for a flat $100 a month, everyone who touches them included, and depth for property books that general accounting software does not carry.
- 10 sets of books
- one flat plan, one bill, one login
- $0 per seat
- bookkeeper, CPA, and partners included
- 7 report types
- filterable by period, class and location
Where each one actually wins
QuickBooks is a capable general ledger with a huge ecosystem. It also charges per seat, per company, and puts basic tracking behind higher tiers. Here is the honest split.
Where Easy Books is built differently
| Capability | Easy Books | QuickBooks Online |
|---|---|---|
| NOI as a built-in P&L subtotalwith interest, depreciation & CapEx below the line | Yes | NoRebuild manually |
| Property (class) + location on every plan | Yes | PartialHigher tiers only |
| Multiple entities on one login and one bill | Yes | NoA subscription each |
| Unlimited users at no extra cost | Yes | PartialSeats capped by plan |
| Branded read-only owner / investor portal | Yes | No |
| Trial-balance import with remembered mappingfor property-manager statements | Yes | No |
| AI closing-statement → draft journal entryoptional, metered | Yes | No |
Table stakes — both do these
| Capability | Easy Books | QuickBooks Online |
|---|---|---|
| Enforced double-entry ledger | Yes | Yes |
| Bank feeds and .qbo / .ofx import | Yes | Yes |
| Statement reconciliation with period lock | Yes | Yes |
| Drill down from a report into transactions | Yes | Yes |
| Budget vs. actual, trial balance, general ledger | Yes | Yes |
| 1099 contractor report | Yes | Yes |
| Excel / CSV / PDF export | Yes | Yes |
Where QuickBooks is the better tool
| Capability | Easy Books | QuickBooks Online |
|---|---|---|
| Payroll | No | Yes |
| Customer invoicing, A/P and bill paydeliberately out of scope for Easy Books | No | Yes |
| Automated sales-tax calculation | No | Yes |
| Large third-party app ecosystem | Partial | YesHundreds of apps |
| Every accountant already knows it | Partial | Yes |
QuickBooks Online capabilities above reflect its published plan tiers at the time of writing and vary by tier and region; Intuit changes plans and pricing from time to time, so please verify the current details directly with them before deciding. QuickBooks and QuickBooks Online are trademarks of Intuit Inc. Easy Books is not affiliated with, sponsored by, or endorsed by Intuit.
Priced per entity, or flat for a portfolio
Every plan includes unlimited users, every report, and the owner portal. Start on a free trial — no card required.
Pay annually and save 17%
Per company
or $200/company/yr — saves $40 a year
Simplest if you have a handful of entities. Add or remove companies as your portfolio changes.
- One set of books per company
- Unlimited users and roles
- All reports, exports, and saved views
- Owner / investor portal
- Live bank feeds
Portfolio
or $1,000/yr — saves $200 a year
One flat price for up to 10 companies. Usually the cheaper option from about five entities up.
- Up to 10 companies included
- Unlimited users and roles
- All reports, exports, and saved views
- Owner / investor portal
- Live bank feeds
You do not have to link a bank account. Download a .qbo or .ofx file from your bank and drop it in — duplicates are skipped automatically, so a re-download never double-counts. Connecting a live feed is included on both paid plans if you would rather it arrive on its own; on the free trial, file import is the way in.
Optional AI features (like reading a scanned closing statement) run on metered AI credits — you are only charged when you use them. Cancel any time from the billing portal; if a subscription lapses, your books stay readable for a year so nothing is stranded.
It holds other people’s money data. It’s built that way.
Isolated by default
Every table is guarded by row-level security in Postgres. You reach the companies you belong to and nothing else.
Two-factor available
Turn on app-based two-factor authentication for your account whenever you want it.
Bank credentials never touch the browser
Bank-feed tokens are held server-side only and are never sent to the client.
Nothing posts itself
Imports land in a staging area for your review. Nothing hits the ledger until you approve it.
Questions worth asking first
- Do I need to understand double-entry bookkeeping?
- No. The workflow walks you through it, and the Learn guide includes a plain-English Accounting 101 — debits and credits, the five account types, cash vs. accrual, and the entries that come up most (with a commercial-property section if that is your world).
- Can my bookkeeper and CPA get access?
- Yes, and it costs nothing extra. Invite anyone and give them view, edit, admin, or owner rights — per company, so a bookkeeper working on one entity never sees the rest.
- I already keep books in QuickBooks. Can I move?
- Yes. Enter each account’s opening balance and date — Easy Books posts that as a real journal entry, so your first reconciliation can land on zero — then import bank activity from a .qbo/.ofx file going forward. A trial balance from your old system can be imported and mapped as well.
- What happens to my books if I stop paying?
- They stay readable. A lapsed account keeps read-only access for a year, so you can still pull history and exports while you decide what to do.
- Does Easy Books do my taxes or give accounting advice?
- No. It is bookkeeping software — it keeps your records and produces reports. You are responsible for the accuracy of your books, and for any tax or accounting decisions you make from them.
Close your next month in Easy Books.
Set up a company, import a bank file, and see a real P&L with NOI on the other side. Free to start, no card required.