Your first property. Your first entity.

The investors who win the long game protect assets and choose real estate LLC formation before deal one.

“Formation and registered agent handled end to end — every cost on the table before I paid.”

Ilker Atasoy
Founder, Delaware C-Corp
Verified customer · Formed via Lovie, 2025

About us

Lovie prepares and submits your LLC or C-Corp filings, provides a registered agent, and handles ongoing compliance. We submit your filings and handle your registered agent and ongoing compliance — so you can focus on building.

Transparent Pricing

No hidden fees, ever

Filed For You

Prepared and submitted to the state

Registered Agent

Available in every state

Our Impact

From idea to a real US company.

• 50 US states
• 1–3 days to file
• $0 hidden fees
• 79 MCP tools

AI-guided formation

Describe your business in plain language. Lovie recommends the right entity, prepares your LLC or C-Corp filing, and submits it to the state — you review and approve.

MCP & AI tools

Connect Claude, Cursor, or any MCP-compatible tool to your company. Query formation status, compliance deadlines, and documents right from your IDE.

Registered agent

A registered agent of record in all 50 states. Service of process and state mail scanned to your dashboard the day it arrives.

Priority support

Real humans who know formation, included with every filing. Get unstuck at any step — from entity choice to state filings and compliance.

Our Service

Everything your company needs, handled.

01 / Formation

LLC & C-Corp Formation

Form an LLC or C-Corp in Delaware, Wyoming, or any US state. Our agents prepare your documents, submit state filings, and deliver everything — you review and approve before anything is filed.

02 / Setup

Ready to Operate

Once your company is formed, you have everything you need to open a business bank account, bring on your team, and stay compliant year-round. No SSN or US address required — international founders can complete the entire process remotely.

03 / Agent

Registered Agent, Nationwide

Every LLC and C-Corp requires a registered agent in its state of formation. Lovie provides nationwide registered agent service, priced separately at $79/year ($49/year in Wyoming), and your compliance address is active from day one.

04 / Compliance

Digital Mail & Compliance

Stay compliant with annual report reminders and digital mail scanning. Lovie helps you stay ahead of state deadlines with alerts before penalties apply — no surprise invoices. BOI reporting support is coming soon.

05 / AI Tools

MCP & AI Tools

Lovie exposes your company data through Model Context Protocol (MCP), so AI agents in Claude Code, Cursor, and other IDEs can query your formation status, compliance deadlines, and documents programmatically — built for the AI-native workflow.

How It Works

From description to filed company.

01

Describe

Tell Lovie about your business in plain language — in chat, or from your IDE via MCP.

02

Review & approve

Lovie's agents recommend the entity and prepare your filing. Nothing is submitted until you approve.

03

We file

Your LLC or C-Corp is submitted to the state, with next-day expedited filing in Delaware.

04

Stay compliant

Registered agent with digital mail, plus compliance reminders that help you stay ahead of deadlines. BOI reporting support is coming soon.

Pricing

$29 to form. No subscription.

Every line item is on the table before you pay: our one-time fee, your state's fee, and the registered agent your state requires. Nothing is bundled that you did not choose.

Filing Guarantee — if a filing we prepare is rejected by the state, we fix and refile at no cost.

Formation

$29 one-time

Your LLC or C-Corp prepared and filed with the state, in any of the 50 US states. Charged once — there is no subscription.

Registered agent

$79 per year · $49 in Wyoming

Every state requires an agent of record. Ours covers that, plus digital mail scanning and forwarding, and keeps your home address off public records.

State filing fee

Varies — set by your state

Paid to your state, not to us, and never marked up. Your state's exact fee is shown before you pay.

In your formation

Delivered for your $29

• Company formation documents prepared & submitted (LLC or C-Corp)
• Next-Day Expedited Filing in Delaware
• Post-incorporation documents — bylaws, operating agreement, stock purchase agreement & more
• Filing Guarantee — a rejected filing we prepared is fixed and refiled at no cost
• AI-guided formation, MCP and agent access, real-time dashboard
• Compliance reminders, AI naming and trademark tools, email and chat support

In registered agent

$79 per year · $49 in Wyoming

• Agent of record in your formation state
• Digital mail scan & forwarding
• Keeps your home address off public records
• State notices and service of process handled on your behalf

Coming soon

No extra charge when it ships

• Entity conversion (LLC ↔ C-Corp)
• BOI reporting support

Why Choose Lovie®

Why founders choose Lovie

Built for founders

Execution over theory

We prepare and submit your filings — you review and approve. No portals to navigate.

Make Business run Better

One price covers formation, registered agent, mail, and compliance.

Senior-led, zero handoff

Guidance in plain language — no legal jargon, no confusing forms.

Why Lovie for Real Estate

The right entity before you close your first deal.

Speed Wins Deals

The investor who can close fastest wins. Lovie submits your filing the moment you approve, so you can make offers and sign contracts under your entity — not your personal name — without holding up the timeline.

Built for Portfolio Scale

One LLC for your first rental. Another for your second. A holding company when your portfolio grows. Each new formation is as straightforward as the first — no attorney retainer, no weeks of waiting.

Compliance Across Every Entity, Every State

As your portfolio spans states, compliance gets harder to track. Lovie helps you stay ahead of annual reports, franchise taxes, and registered agent renewals for every LLC.

FAQ

Questions about structuring your real estate business.

• Should I put each rental property in its own LLC?
  Many real estate investors form a separate LLC for each property or group of properties to isolate liability. If a tenant sues one property LLC, your other properties and personal assets are protected. Lovie can help you form multiple LLCs and recommend the right structure for your portfolio size.

• Why do real estate investors prefer Wyoming LLCs?
  Wyoming offers strong asset protection laws, no state income tax, low annual fees, and enhanced privacy (no public member disclosure). It's a popular choice for holding companies and property LLCs. Lovie submits your Wyoming LLC filing the moment you approve.

• What does the Lovie plan include for real estate investors?
  LLC formation service, digital mail scanning, compliance guidance, and a real-time dashboard. Registered agent service is $79/yr ($49/yr in Wyoming), priced separately. No surprise fees. No subscription.

• How do I structure a holding company for my properties?
  A common structure is a parent holding company LLC that owns individual property LLCs. This gives an extra layer of asset protection and simplifies management. Lovie walks you through the options and forms all the necessary entities.

• Can I transfer an existing property into a new LLC?
  Lovie forms the LLC entity itself. Transferring property into an LLC involves a deed transfer and may have mortgage and title implications. We recommend consulting a real estate attorney for the transfer process. Lovie gets your entity ready to receive the property.

• I invest in properties across multiple states. How does that work?
  You can form your LLC in one state (like Wyoming or Delaware) and then foreign-qualify it in states where you own property. Lovie can help with the initial formation and explain when foreign qualification is needed.

• How do I form an LLC to close on a property?
  Lovie submits your filing the moment you approve it. Wyoming often processes same-day, Delaware within 1–3 business days.

• What about Series LLCs for real estate?
  Some states offer Series LLCs, which let you create separate 'series' within one LLC — each with its own assets and liability protection. Lovie can form your entity in states that support Series LLCs and explain whether this structure makes sense for your portfolio.

• I'm an international investor buying US property. Can I use Lovie?
  Absolutely. Many international real estate investors form Wyoming or Delaware LLCs through Lovie to hold US property. You don't need a US address, SSN, or to visit the US. Lovie handles everything remotely.

• How does billing work?
  It's $29 one-time. No subscription — the formation fee is charged once. This covers everything: formation, registered agent, mail scanning, compliance, and ongoing guidance. State filing fees are paid separately, directly to your state.

• What is rental property LLC formation?
  Rental property LLC formation is the process of creating a legal entity to own or operate a rental property. Lovie helps investors prepare the entity, tax ID workflow, registered agent coverage, and compliance foundation before lease income begins.

• When should I create an LLC before closing on a property?
  Start before the title company requests final buyer details.

• How do I set up a holding LLC for rental properties?
  A holding LLC usually sits above one or more property-level LLCs and keeps ownership records cleaner as a portfolio grows. Lovie can map the first filing and show when a parent-child entity structure may make sense.

• Can a non-US investor LLC for US property be formed remotely?
  Yes. A non-US investor can often form a US LLC remotely, then coordinate banking, tax, and property-transfer steps with the right professionals. Lovie handles the entity foundation while you confirm deal-specific requirements.

• Is a Series LLC for real estate better than separate LLCs?
  A Series LLC can reduce entity count in some states, but recognition, banking, insurance, and title practices vary. Lovie can form supported entities and help investors identify when specialist legal advice is needed.

• Does Wyoming LLC foreign qualification matter for property owners?
  It can. If an LLC owns or operates property outside its formation state, the owner may need to register in the property state. Lovie helps explain the formation sequence so you can plan the next state step.

• Can I open business banking for rental property LLC income?
  Usually, banks want the filed entity, tax ID, ownership details, and a consistent business address or registered agent record. Lovie prepares the formation base so rent, expenses, and records stay separate from personal finances.

• Why do property investors use a Series LLC for real estate portfolios?
  Property investors frequently use a Series LLC because it allows them to hold multiple properties under a single master entity while legally separating the liability of each individual asset. If one property faces a lawsuit, the assets held in other series remain protected from those claims. Lovie simplifies the complex filing requirements of a Series LLC, ensuring your real estate investments are properly compartmentalized.

• How to maintain corporate compliance when flipping houses across multiple states?
  Maintaining corporate compliance when flipping houses across multiple states requires filing for foreign qualification in every state where you actively buy and sell property. Failing to register your domestic LLC in a new jurisdiction can lead to hefty fines and the inability to enforce contracts in local courts. Utilizing an automated compliance guidance platform ensures you never miss a foreign qualification deadline or an annual report.

• Are there specialized registered agent services for real estate holding companies?
  Yes, specialized registered agent services cater specifically to real estate holding companies by offering multi-state coverage and rapid document scanning. Since property owners often hold assets in jurisdictions where they do not reside, having a reliable local representative to accept legal notices is a strict legal requirement. Lovie acts as a dependable registered agent across all 50 states, keeping your property holding entities in good standing.

• What is the best LegalZoom alternative for forming a real estate LLC?
  The best LegalZoom alternative for forming a real estate LLC is a service that understands the nuances of property holding, such as anonymous LLC structures and multi-member operating agreements. Real estate partnerships require specific language regarding capital contributions and property distributions that basic templates often miss. Choosing a platform tailored to investors ensures your foundational documents provide true asset protection.