Delaware LLC for real estate

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Delaware LLC for real estate as the best solution for investors

Why is Delaware considered the best place for real estate investing?

The real estate market can be a great investment, but it carries several risks. Unless your properties are owned by a business entity, you are personally liable for any losses that may arise from business accidents or unexpected issues. Your personal properties – i.e., business accounts and other real estate-related investments may be seized if one of those fell into a lawsuit.

By having legal business entities separate you and your assets, your problem can be solved. But the question is: Where should you build your business entity?

The most popular choices are Delaware, Wyoming, and Nevada. And yes, you can choose to form a corporation in your home state. However, the three aforementioned states – and Delaware, in particular – offer some great additional favors, especially for LLCs.

But what makes Delaware so unique and tempting to other investors is because of the Court of Chancery. Ruling and solving cases through the experiences of the Judges, not Juries, makes it more unbiased and flexible when it comes to solving business cases. As well as the very reason why so many companies make it to the list of Fortune 500.

Why should you consider setting up an LLC in Delaware?

The Delaware LLC benefits for real estate are quite tempting. One of the most important is asset protection. A Delaware LLC can help shield your assets from liability, ensuring that your finances are protected if something goes wrong with your investment property. Because an LLC is considered its separate legal entity, it can safeguard your assets from threats such as creditors, lawsuits, and judgments; your personal assets are protected from civil action.

It also can provide tax advantages. You can choose to be taxed as a corporation for tax optimization. Or choose to remain as a single-member and multi-member LLC to enjoy pass-through taxation, rather than double taxation like a corporation.


taxes to pay ?

forms to file ?

Find the answers you need in this guide.


Another perk of using a Delaware LLC for your real estate investments is flexibility. LLCs offer a great deal of flexibility when it comes to how you structure your business. This means that you can tailor your LLC to fit your specific needs as an investor.

Regarding contractual flexibility, Delaware LLC members can choose to operate the company themselves or assign managers to do it for them. The management dynamic can go even further if the parties agree on a multi-level management system, with each class having different business purposes that entail varied rights, powers, and duties.

Finally, LLCs in Delaware are easy to set up and manage. The state of Delaware has very favorable laws for LLCs, making it a great place to run one. Additionally, many service providers in Delaware can help you set up and manage your LLC.

If you’re looking for a way to protect your real estate investments and maximize your flexibility as an investor, a Delaware LLC is a great option.

For more detailed pros and cons of establishing a Delaware LLC, you can check out our article about the 7 Advantages of Delaware LLC

How to form Delaware LLC for real estate investment

There are a few things to keep in mind when setting up a Delaware LLC for real estate investing. First, you’ll need to choose a registered agent in Delaware who will be responsible for receiving legal and tax documents on behalf of the LLC. You’ll also need to create an operating agreement, which outlines the ownership and management structure of the LLC.

The first step is to choose a name for your business, which must include the phrase “Limited Liability Company” or “LLC”. It should be distinguished from the names of other domestic or international commercial enterprises, series, reserved, and registered names on the Secretary of State’s records. There are additional limitations on the usage of the term “bank” or any version thereof.

Next, you’ll need to file a Certificate of Formation with the Delaware Division of Corporations. The certificate must include

  • The LLC’s name;
  • The address of the registered office and the name and address of the registered agent;
  • Any other matters the members determine to include in.

Once the Certificate of Formation is filed, you’ll need to create an Operating Agreement for internal use. This document outlines the LLC’s ownership structure, how it will be managed, and its financial procedures.



Here is the checklist of what your Operating Agreement should have:

  • The duties of each team member
  • Criteria for accepting new members
  • Membership transference protocol
  • Earnings and dividends distribution
  • Capital call provisions
  • Indemnification for errors done in good faith by the manager
  • Timeliness of taxes and reports
  • Contractual rights ( interest transfer and first refusal)

Finally, you’ll need to obtain a business license from the Delaware Division of Revenue. However, you will also need to obtain several documents such as:

  • Obtain a Federal Employer Identification Number (FEIN) from the IRS
  • If you will have employees, register with the Delaware Division of Unemployment Insurance and the Division of Workers’ Compensation.
  • Obtain other State of Delaware Licenses, Certifications, or Registrations. (if applicable)
  • Obtain other Local Licenses, Certifications, or Registrations and research Zoning Requirements (if applicable)

These are the basic requirements for setting up LLC. But you are also required to carry out some obligated duty. Once you have all of these things in place, you’ll be able to start operating your LLC.

If you’re looking for more information on the process of a Delaware LLC formation. You can view our formation package of Delaware Company Formation 

Tips to use Delaware LLC for single and multiple real estate investments

If you hold a single piece of real estate as an investment, place your property under that LLC’s name after formation. Your personal assets are legally separated from your investment property in case of a lawsuit aimed against your property.

If you own multiple pieces of property, you may want to have a Delaware LLC for each piece. This way, you can completely isolate the finances and legal liability of each piece of property. Each property can be held under a separate LLC. If one property is sued, the other properties are not at risk.

However, some real estate investors prefer to have all their properties under one LLC. While doing this can appeal to be convenient when managing the properties, it also offers less liability.

Another way to protect your property when having multiple pieces of real estate is using the Delaware series LLCs. This is a special type of LLC that allows for multiple “cells” or “series” within the LLC. This can be a good option if you want the flexibility to hold each property in a separate LLC but want the efficiency of having one master LLC.

When you choose to establish a Delaware LLC for your real estate investment, you create a legal entity that is separate from your personal finances. This has several advantages:

  • If your property is sued, your personal assets are protected.
  • You can manage your investment property more efficiently.
  • You may save on taxes by treating your LLC as a corporation.

If you’re considering a Delaware LLC to be an alternative either for single or multiple real estate investments, feel free to contact our consultants via for practical support.

Frequently Asked Questions

Can a Delaware LLC own property in another state?

Yes, an LLC has the same right as a person to purchase an out-of-state property. In reality, the LLC, its members, and the property might all be in separate states. But keep in mind that there will be different conditions obligated to obtain a property in different states.

Is an LLC best for a real estate company?

Yes. An LLC will provide you with personal liability protection against any business dangers, as well as favorable tax treatments for your business. Forming and maintaining an LLC is reasonably affordable and simple.

Where is the best state to form an LLC?

Delaware has a long well-known reputation for being business-friendly in the country, especially for LLCs. According to the Delaware Division of Corporations, in 2020, nearly 68% of Fortune 500 businesses are incorporated there.

Disclaimer: While BBCIncorp strives to make the information on this website as timely and accurate as possible, the information itself is for reference purposes only. You should not substitute the information provided in this article for competent legal advice. Feel free to contact BBCIncorp’s customer services for advice on your specific cases.

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