The three-way reconciliation your state requires, done from your bank feed and your owner ledger, without practice-suite pricing or unit minimums.
Runs on the bank statement and owner ledger export you already have. No login, no signup, no card.
The totals match. One owner is still negative. That is the finding auditors look for first.
A two-way bank reconciliation is not enough for a trust account. State rules require three legs to agree every month, because the third leg is where the violations hide.
What the bank says is in your trust account at month end, adjusted for deposits in transit and outstanding checks.
What your books say the trust account holds: every receipt and disbursement you recorded, netted to one balance.
The sum of each owner's and tenant's sub-ledger. It must equal the other two legs, and no single sub-ledger may be negative.
Deficit spending can hide behind a perfect two-way reconciliation. If Owner A's ledger is negative $1,200 and Owner B's is positive by the same amount, your totals still match the bank to the penny, but you have spent one owner's money on another owner's property. A negative owner ledger is the violation auditors look for first, and only the third leg exposes it.
17 states spell out the monthly three-way reconciliation in their real estate license rules, and every state expects you to prove it when asked.
A Nevada broker was fined over $510,000 for trust account failures, including missing reconciliation reports. The worksheet you didn't produce is the one the commission bills you for.
Trust fund mishandling made up roughly 20% of all North Carolina disciplinary actions in 2020-21. Suspension of the license the whole business runs on is the standard penalty.
Done by hand across QuickBooks and spreadsheets, the three-way takes 3 to 5 hours a month, every month, with a to-the-cent standard and no room for a formula error.
Connect the trust account once, drop in your owner ledger export each month, and the reconciliation is done before your coffee is.
The trust account connects through Plaid, read-only. Leg one is always current; nothing to download, retype, or move.
QuickBooks, Buildium, AppFolio, Rentvine, and TenantCloud all export the owner ledger. Drop the file in; we read legs two and three from it.
A dated, signature-ready three-way worksheet for the file, and an alert the moment any owner sub-ledger goes negative.
Practice-management suites start around $300 a month with unit minimums; outsourced trust bookkeeping services run hundreds monthly. TreasuryFlow is $99 a month, no unit minimums, with a 90-day free trial. If you also own the properties, see cash visibility across property LLCs.
Keep your books. Add the proof.
Auditors typically ask for your monthly reconciliations: the bank statement, your trust ledger, and a listing of every owner and tenant sub-ledger balance, all agreeing to the cent for each month, dated and signed, kept on file for the retention period your state sets. TreasuryFlow produces exactly that worksheet every month, so the answer to an audit letter is a folder you already have.
Reconcile the bank statement to your trust ledger, then prove the ledger equals the sum of every owner and tenant sub-ledger, to the cent, and check that no sub-ledger is negative. Done by hand it takes 3 to 5 hours a month. TreasuryFlow does it from your live bank feed and your monthly ledger export, or you can run the free trust account check right now with no login.
A negative owner ledger means one owner's money paid another owner's bills, which is the deficit spending auditors look for first. The fix is to fund the shortfall from your operating account immediately, document it, and find the disbursement that caused it. TreasuryFlow flags a negative sub-ledger the month it appears, before it compounds.
QuickBooks reconciles the bank to the ledger, which is two legs. It has no native concept of the third leg: proving the ledger equals the sum of your owner sub-ledgers with none negative. Most QuickBooks property managers build that in a spreadsheet each month. TreasuryFlow reads your QuickBooks export and does the third leg for you.
17 states spell it out in their real estate license rules, including Arizona, California, Colorado, Florida, Georgia, Illinois, Minnesota, Nevada, New Mexico, North Carolina, Ohio, Oregon, South Carolina, South Dakota, Texas, Washington, and Wisconsin. And every state that regulates property management expects you to be able to prove your trust account balances when asked. The free check works the same way in all of them.
Enforcement is real: license suspension and fines. One Nevada broker was fined over $510,000, and trust fund mishandling made up roughly 20% of all North Carolina disciplinary actions in 2020-21. The safe posture is a dated reconciliation on file every month, which is what TreasuryFlow produces.
No. Practice-management suites start around $300 a month with unit minimums, and they bundle a hundred things you may not need. If your books live in QuickBooks or a spreadsheet, TreasuryFlow gives you the audit-ready three-way worksheet for $99 a month with no unit minimum. If you already use one of those suites, we read their exports too.
Yes. The bank connection is read-only through Plaid. We can see balances and transactions to reconcile them; we cannot move money, and you can disconnect anytime. Your ledger stays wherever it lives today. Try the free trust account check first; it needs no connection at all.
Run the free three-way check on last month's bank statement and owner ledger. No login, no signup, no card.
$99/mo per company · 90-day free trial · no contract · see pricing