Independent bookkeeping & advisory firm · Serving clients nationwide, remotely
From New Castle rentals to Sussex-coast short-term rentals in Lewes and Rehoboth, real estate runs on per-property numbers — not a blended total. We set up entity-per-property books, keep owner draws clean, track gross receipts on commercial rent and commissions, and coordinate 1031 exchanges with your CPA — all in your own QuickBooks file.
If your file needs our paid diagnostic first, its fee is credited in full against the cleanup. Either way, you get a fixed fee in writing before any work starts.
Delaware rule: a short-term rental of 31 nights or fewer, under an agreement made in 2025 or later, carries a 4.5% state tax, collected by the listing platform or, on direct bookings, the owner; owner-collected tax is a payable, not revenue. Source: Delaware Division of Revenue.
Delaware real estate accounting keeps income and expense by property, often one LLC per property, from New Castle rentals to Sussex-coast vacation homes, in your own QuickBooks file. Each LLC owes the annual franchise tax, commercial rent and broker commissions owe gross receipts tax, and stays of 31 nights or fewer carry a 4.5% state tax.
They took something that felt overwhelming to me as a first-year business owner and made it simple.
What stood out the most was TechBrot Inc’s attention to detail.
Portfolios look fine until you ask which property earns. Knowing which one you’re in tells us where to start.
Income and expense for several properties run through one set of books, so you can’t tell which property earns and which loses — and your CPA can’t see entity-level results for the LLCs. The fix is books tracked by property (and by entity where each has its own LLC), so profit, cash, and equity per property are real. If you can’t pull one property’s P&L in under a minute, this is your starting point.
Owner draws and contributions, mortgage principal and interest, and escrow for taxes and insurance get miscoded, so profit and cash both read wrong and capital improvements get expensed instead of capitalized. The fix is clean separation of owner money, correct mortgage and escrow treatment, and a capital-vs-repair discipline your CPA can depreciate from.
Sussex-coast vacation rentals swing hard by season and pay out net of platform and management fees, so revenue and cash are easy to misstate — and each property entity still owes the annual franchise tax. The fix is short-term-rental reconciliation by property with the 4.5% state short-term rental tax kept out of rent, gross-receipts tracking where it applies, and a franchise-tax reserve per entity so nothing slips off-season.
Every engagement is scoped to your portfolio and entity structure, delivered in your own QuickBooks file by your TechBrot team, with every close reviewed by a Certified QuickBooks ProAdvisor.
Clean books by property and by LLC, so each property’s income, expense, cash, and equity stand on their own, with portfolio roll-up when you need it.
Delaware QuickBooks setupOwner draws and contributions, mortgage principal/interest split, and escrow handled correctly — with capital improvements separated from repairs for your CPA to depreciate.
Delaware monthly bookkeepingAirbnb and Vrbo payouts reconciled net of platform, cleaning, and management fees, the 4.5% state short-term rental tax and any town tax kept out of rent, and seasonal cash tracked — for Lewes, Rehoboth, Dewey, and Bethany rentals.
Delaware bookkeepingCommercial rent and broker commissions, which Delaware’s gross receipts tax reaches, tracked apart from residential rent so the right rate and exclusion apply and the return reconciles.
Delaware gross receipts helpThe annual $400 LLC franchise tax tracked and reserved for each property entity — filed by your agent or CPA, never a June 1 surprise.
Delaware franchise tax helpRebuild per-property tracking, reclassify owner money and capital improvements, fix short-term-rental payouts, and reconcile to a CPA-ready baseline.
Delaware cleanupUsing a property-management platform not listed? If it exports to QuickBooks, we can work with it. Ask on a call.
Every Delaware real-estate engagement follows the same four-phase rhythm — books accurate first, per-property visibility second, advisory third.
A 30-minute call to map your portfolio, entity structure, how you track rents, and your short-term-rental and franchise-tax picture. No pitch.
Configure per-property and per-entity tracking and clean owner money, plus a cleanup to reclassify capital improvements and fix payouts where needed.
Monthly reconciliation by property, short-term-rental payouts reconciled, gross-receipts cadence where it applies, and the franchise-tax reserve per entity.
Per-property profit and cash reporting, 1031 coordination with your CPA, and as you scale, acquisition and cash-flow advisory.
Once every property shows real profit and cash, the question shifts from “are the books right?” to “what should the portfolio do next?” Which property to hold, refinance, or sell, how a 1031 exchange should be timed and structured with your CPA, where the next acquisition’s numbers actually work, how seasonal coastal cash funds the off-season — the decisions that grow a Delaware portfolio.
That’s where advisory comes in: a QuickBooks ProAdvisor who knows your per-property data turning it into acquisition, refinance, and cash-flow strategy, alongside your CPA on 1031s and depreciation. Explore fractional CFO & advisory
Checked against the Delaware Division of Revenue and the Division of Corporations.
Not sure where your file stands? Start with the free QuickBooks file review · how Delaware compares: state-by-state tax quirks · just formed? after you incorporate in Delaware.
Real estate runs on per-property profit, usually with a separate LLC per property for liability and clean financials — so the books have to track income and expense by property, handle owner draws and mortgage and escrow correctly, and separate capital improvements from repairs for depreciation. Delaware adds a franchise-tax reserve per entity (a flat $400 for an LLC) and gross receipts on certain rental and commission income, with Sussex-coast short-term rentals on top. We build all of that into QuickBooks.
Yes. Depending on your structure we use a separate QuickBooks file per LLC, or classes and sub-customers per property within one file, so each property’s income, expense, cash, and equity are clean and stand on their own — with portfolio-level roll-up when you want it. That’s what lets you and your CPA see entity-level results and make hold, refinance, or sell decisions from real numbers.
Yes — that’s a core Delaware engagement. Airbnb, Vrbo, and direct-booking payouts come net of platform fees, cleaning, and management costs, so we reconcile each payout back to gross revenue and real expense by property, keep Delaware’s 4.5% short-term rental tax and any town tax out of rent, and track the sharp seasonal cash swings that define Lewes, Rehoboth, Dewey, and Bethany rentals. We keep the books current through peak season and the off-season so nothing slips.
There’s no Delaware sales tax, but certain rental and commission activity is subject to the gross receipts tax, levied on the recipient by business activity. Under 30 Del. C. § 2301, a commercial lessor is taxed on rent for a commercial unit — a structure used for purposes other than a dwelling unit or farm unit — and a real estate broker on commissions and fees earned; rent for a dwelling unit is outside the commercial-lessor definition. We set up gross-receipts tracking by activity in QuickBooks where it applies, with commercial rent, residential rent and commissions in separate accounts, so the right rate and exclusion are used and the return reconciles to the books. The exact treatment depends on your activity — we confirm specifics with the Division of Revenue and coordinate with your CPA.
Yes, since 2025. A short-term rental of no more than 31 consecutive nights, under an agreement made on or after January 1, 2025, carries a 4.5% state tax (30 Del. C. ch. 62), filed and paid monthly by the 15th of the following month. If a third-party listing platform books the stay, only the platform collects and remits; if you book directly, you do. Cleaning, linen and insurance fees, security deposits and municipal taxes are excluded from the taxable rent, and any tax a Delaware town imposes is paid to the town (Division of Revenue). The books keep direct-booking tax as a liability, platform-collected tax out of revenue, and cleaning fees in their own account, so both the return and the property’s P&L read right.
We keep the books that a 1031 exchange and depreciation schedules depend on — clean basis, capital improvements separated from repairs, and accurate per-property records — and we coordinate directly with your CPA and qualified intermediary on the exchange itself.
With a cleanup. We rebuild per-property and per-entity tracking, reclassify owner draws and capital improvements, fix short-term-rental payouts, set each entity’s franchise-tax reserve, and reconcile to a known-good baseline — then move you onto accurate monthly bookkeeping with per-property reporting. A messy file is the normal starting point. Prefer to talk first? Call (877) 751-5575 and a client advisor will scope it with you.