BOOKKEEPING FOR PITTSBURGH REAL ESTATE

Pittsburgh real estate transfers carry 3 percent total realty transfer tax: 1 percent PA state + 1 percent City of Pittsburgh + 1 percent Pittsburgh Public Schools. The tax is split between buyer and seller, usually 50/50, so each party pays 1.5 percent of the sale price. Suburbs outside the city typically total 2 percent (1 percent state + 1 percent local). We track RTT paid as part of closing costs and allocate properly between basis, capitalized expenses, and deductible costs.

Yes. Multi-LLC portfolios are common for Pittsburgh investors, usually structured with one LLC per property or one LLC per group of similar properties (SFR LLC vs commercial LLC). We set up each LLC with its own QuickBooks file or class in a multi-entity structure, handle intercompany transactions, and produce consolidated portfolio reporting. See our multi-entity management service for the full scope.

Pittsburgh STRs have their own complexity. We track gross booking revenue, Airbnb/Vrbo service fees, Pittsburgh hotel occupancy tax, cleaning fees, and turnover costs as separate line items. Depending on what services you provide, your STR may qualify as a Schedule C active business rather than Schedule E passive rental, which changes your self-employment tax exposure significantly. We help you structure the books so the classification is defensible and you're not overpaying or underpaying tax.

Yes. AppFolio and Buildium are the most common for Pittsburgh property managers with 20+ units. Stessa is the most common for smaller Pittsburgh investors who want clean Schedule E reporting. TenantCloud and Rent Manager come up too. We connect your PM platform to QuickBooks Online so rent collection, maintenance work orders, and vendor payments flow into the books automatically, then we reconcile every month to make sure the numbers match.

Both. Pittsburgh real estate agents are typically independent contractors receiving 1099-NEC commissions from their brokerage. That means Schedule C, self-employment tax, and quarterly estimated tax payments. We handle commission income tracking, deductible expenses (mileage, marketing, MLS fees, license renewal, continuing education), and quarterly PA estimated tax payment planning. For investors we handle Schedule E. For property managers we handle both (Schedule C on management fees plus Schedule E on their own properties).

Allegheny County last did a countywide reassessment in 2013, which is the base year for current assessments. Individual property reassessments happen through appeals or sale. When an investor buys a property, the county may eventually adjust the assessment toward the sale price, which causes property taxes to jump significantly. We build reassessment scenarios into your property-level P&L so you see which units are most exposed, and we track the tax impact as it hits.

1031 exchanges are common in Pittsburgh when investors trade up from smaller rentals in Lawrenceville or East Liberty to larger multifamily in the North Hills or commercial properties in the Strip District. The accounting has to track original basis, exchange timeline (45 days to identify, 180 days to close), boot received, and the new property's adjusted basis. We set up the exchange in QuickBooks so the carry-forward basis is correct and the exchange holds up under IRS scrutiny when you eventually sell the replacement property.

If your rental property is inside the City of Pittsburgh and not owner-occupied, yes. Pittsburgh requires annual rental registration and inspection for each unit. Registration renewal typically runs with your lease cycle. Missing registration can block evictions of problem tenants and trigger fines. We track registration renewal dates in QuickBooks alongside each property record so you get a reminder before it expires.

Our Essentials plan starts at $399 per month, which fits most Pittsburgh investors with 1 to 4 rental properties. Investors with 5 to 15 properties usually fit the Growth plan at $599 per month, which includes depreciation schedule maintenance and a quarterly strategy call. Large portfolios (15+ properties, multi-LLC, or STRs) typically use the Scale plan at $1,199 per month. Real estate agents on pure Schedule C income usually fit Essentials. Use our calculator to get a specific estimate.

Yes. Catch-up bookkeeping is one of our most requested services from Pittsburgh investors, usually when a previous bookkeeper left or when DIY got away from them. We rebuild per-property tracking, reconstruct depreciation schedules, reconcile every bank account, and get you current with a Schedule E your CPA can actually use. See our Pittsburgh catch-up bookkeeping page for pricing and turnaround time.