BetaForge is in open beta — new features land weekly, and beta testers get direct founder support.Meet the founders

Property management software with your state's law built in.

Grow your unit count. Never miss a compliance deadline. Keep your owners.

See your profit leak, free, no signup →

Now accepting beta testers · No credit card · 30-day full-access trial · Compliance applied state by state, all 50 + DC — AI-drafted and not yet reviewed by an attorney in any state.

Beta: 2 of 9 areas live. See exactly what works →

Forge's Compliance page showing the Colorado jurisdiction profile: deposit return 30 days (max 60), late-fee grace 7 days, late-fee cap greater of $50 or 5%, rent-increase notice (M2M) 60 days, pay-or-quit 10 days and PM license required yes, with an amber note that the rules are AI-drafted from the primary statute, cited, and have not been reviewed by an attorney in any state.
Real screen, not a mockup: a rectangle of the same Compliance page frame, holding two of its six statute figures whole.
per unit/mo, no monthly minimum
$1.10
AI agents drafting for your review
6
state-aware compliance engineAI-drafted and not yet reviewed by an attorney in any state
50+DC

Leads, operations, money and portals

Owner acquisition: lead engine and CRM

A county-records scraper surfaces FSBO/FRBO owners (Denver metro today, other counties in rollout), then a 7-step AI email drip warms them nationwide, so prospecting runs in the background, not by hand. Drag-and-drop lead cards, stage tracking, and CSV import/export keep your sales team moving without leaving the platform.

FSBO/FRBO
For sale by owner / for rent by owner: properties an owner is marketing without an agent or manager, so likely prospects for a property management company.

Operations: properties, units and the tenant lifecycle

Properties, units, and the full tenant lifecycle in one place: applicant tracking with AI fraud analysis, AI maintenance triage with owner repair approvals, and a syndication-ready listing feed (ILS partnerships in progress).

syndication-ready
Built in the file format rental-listing networks accept, so a listing could be published to them once a partnership is in place - not yet live on any network.

Money: rent ledger, trust accounting and owner reports

A rent ledger with automatic late fees, trust/operating separation with 3-way reconciliation (bank-feed leg in rollout - not yet live), 1099 prep, and monthly owner report bundles. Online resident payments and owner disbursement are in development - not yet live.

3-way reconciliation
Checking that three totals for a trust account agree: the ledger (book), the sum held for each owner and resident (beneficiary), and the bank's own statement (bank feed).

Owner and resident portals

Owners get cap-rate and NOI analytics with 1/3/5-year views, plus a Wealth Optimizer that models sell-vs-hold over 10 years. Residents see their own rent ledger and balance, file maintenance requests with a live status timeline, and read their lease.

cap-rate
Capitalization rate: yearly net operating income divided by the property's value, the percentage used to compare returns.
NOI
Net operating income: a property's rent and other income minus its running costs, before the mortgage.

See what your owners would get

Real output from Forge, not a mockup.

Forge's Owner Statements page with an owner and a 12-month period selected: the generated statement reads that the owner collected $1,850 in rent, paid $148 in management fees and $0 in maintenance, net to owner $1,702, occupancy 50% (1 of 2 units), with the four figures repeated as tiles below the summary.
An owner statement generated in Forge: one owner, one month, live figures with the plain-English summary on top.

Six AI agents, drafting in the background for your team to review

Every agent is deterministic-first and explainable: it shows its reasoning, falls back to built-in rules when the model is unavailable, and hands your team a draft, a score or a recommendation to review rather than acting on its own.

  • Maintenance triage
  • Delinquency risk
  • Lead scoring
  • Lease-renewal drafting
  • Inspection summaries
  • Application fraud analysis

What's live and what isn't

2 of 9 live

What works today and what does not yet, checked against the same switches the product runs on. What works comes first, then the three areas property managers ask about most that are not live yet.

Live today

  • State-law compliance enginelive

    State-aware compliance engine (50 states + DC) is live; every value is cited to statute or left blank, and every profile is AI-drafted and not yet reviewed by an attorney in any state.

  • Owner repair approvalslive

    Owner repair-approval workflow is live — approve/deny page, email + in-portal delivery.

Not yet live

  • Online resident paymentsin development

    Rent ledger, statements and automatic late fees run today; online resident payments and owner disbursement are switched off while the custody model is reworked - not yet live

  • Applicant screeningin rollout

    AI fraud analysis + FCRA adverse-action letter generator built in; bureau reports (credit/criminal/eviction) in provider onboarding - not yet live

    FCRA adverse-action
    FCRA is the Fair Credit Reporting Act, the federal law on using credit and background reports. An adverse action is declining an applicant, or offering worse terms, because of such a report; the applicant must be told in writing, with the source of the report.
  • Trust accounting & 3-way reconciliationin rollout

    Trust/operating separation and the book/beneficiary legs run today; the bank-feed leg of 3-way reconciliation is in rollout - not yet live

Forge is in open beta. All 9 areas, each with its full sentence, are on the pricing page. Questions a status word cannot answer: Meet the founders.

Questions, answered

Is there really a free trial?
Yes: 30 days of the full platform, with no feature tiers and no credit card required. After the trial it is $1.10 per unit per month.
How do I get started?
Up and running in an afternoon. No migration project, no implementation fee.
  • Start your free trial: sign up in seconds, no credit card. You get 30 days of the full platform, with no feature tiers.
  • Add your portfolio: create properties and units, or import them. Forge works from an empty slate or from day-one data.
  • Invite owners and residents: everyone lands in their own portal automatically. Owners see analytics, residents see their ledger.
How does pricing work?
Simple per-unit pricing: $1.10 per unit per month, billed to your company. No setup fees, no monthly minimum, no minimum unit count, and no per-seat charge. You pay only for the units you manage. Cancel anytime. See the full side-by-side comparison for how that structure stacks up against other platforms.
Is Forge built for my state?
Yes. Forge's compliance engine covers all 50 states and DC — deposit deadlines, pay-or-quit notices, and late-fee caps resolve automatically from each property's state. Every value is cited to the statute it came from, or left blank where we could not source one. Every profile is AI-drafted and cited to statute; not yet reviewed by an attorney in any state, Colorado included — and each state page shows its own confidence badge. See your own state's page.
  • Colorado — flagship coverage: deposits, pay-or-quit, late fees (C.R.S.)
  • All 50 states + DC — every value cited to statute or left blank; AI-drafted and not yet reviewed by an attorney in any state
  • Deposit deadlines, pay-or-quit notices & late-fee caps resolved per property
  • Fair Housing guardrails & FCRA adverse-action workflow built in
Can owners and residents log in too?
Yes. Forge has three portals, for property management staff, property owners, and residents. Each has its own access and its own view of the data.
Is my data secure?
Every company is fully tenant-isolated and access is role-scoped. The AI is explainable and never sees more than its task needs.

One simple price

$1.10 per unit / month after your free trial. No setup fees. Cancel anytime.

See full pricing

30 days free, no card, no commitment.

Own and run your own rentals? See Forge for landlords →