July 2026 Update

The documents that govern your properties already answer most of the questions you have about them. What does the lease say about late fees? Does the policy cover water damage? What did closing actually cost? But those answers live deep inside 40-page PDFs, so most of the time you guess, or you dig, and neither feels good when real money is on the line.

This month Chene stopped summarizing from memory and started showing its work. Ask about any document in your vault and you get the answer, the exact quote it rests on, and a link that opens the document at that page. Here is what shipped and why it matters.

Chene now quotes your documents, page and all

Ask a question about your lease, your closing disclosure, or your insurance policy. Chene answers with the exact wording from the document, then cites the source with a clickable chip that opens the document at the cited page. You can verify every answer yourself in one click.

A straight answer, then the receipt. Ask "can my tenant sublet?" and Chene gives you a verdict, quotes the clause it is based on, and names the document and page. No more "you should review your lease agreement." You are asking so you do not have to.

Click the citation, land on the page. Every cited document appears as a chip under the answer. Clicking one opens that document in your vault, already turned to the page the quote came from.

It finds the clause, not just the document. We rebuilt how Chene searches your files. It now reads them in smaller pieces and double-checks the best matches before answering, so a single sentence buried in a long document gets found instead of lost.

And it keeps looking. If the first search does not surface the provision you asked about, Chene re-queries from a different angle rather than handing the homework back to you.

These documents decide real dollars: whether a repair is covered, what a late payment costs, what you can deduct. An answer you can verify beats an answer you have to trust. Document answers work on everything in your vault, which is included with Portfolio+.

Ask Chene about one of your documents

County and city sale data is current again

Earlier this year Redfin changed how it publishes market data. We migrated the state and ZIP numbers right away, but county sale data on the map stayed frozen in March while we verified the new feed against the old one. That took longer than we wanted. It is fixed now, and current.

• County sale data is fresh through May. Median sale price, homes sold, price per square foot, and sale-to-list ratio all read from the new feed now, including the history charts when you click into a county.
• City-level sale data joined for the first time. The same closed-sale metrics, now at the city grain, so you can compare Arvada to Denver instead of averaging the whole county.

Open the market map

One click to control what we send you

Email is only useful if you actually want it. Now you decide, and it sticks.

Every email we send now carries two links in the footer: unsubscribe, and manage preferences. Both work without logging in, both take effect immediately, and both survive every deploy. The preferences page gives you five plain toggles covering everything we send, so you can keep the monthly brief and drop the rest, or the other way around.

If you say stop, we stop. That is the whole feature.

Also shipped this month

• The revenue chart tells the truth at month boundaries. We fixed a bug that could show the current month twice or drop your earliest month, and rent that arrives by bank transfer now counts as income when your transaction rules say it is rent.
• Chene checks in on its own. It now reviews your portfolio monthly and interest rates weekly, and drops what it finds in your feed.

The free calculator suite

Cap rate, cash-on-cash, DSCR, refinance, renovation ROI, and more. All free, no login, no signup. Share them with anyone.

Browse the free tools

Watch the July walkthrough

A short walkthrough: asking Chene about a lease clause, reading the quoted answer, and clicking the citation to land on the exact page. Plus the refreshed county map data.

CCSound onFull

Know someone who owns property?

A rental, a vacation home, land, or a primary residence. Send them nimbusportfolio.com/tools or the market map. No signup required.

Or get paid for sharing

If someone you refer signs up for a paid plan, you earn cash. Real cash, paid by ACH.

• Refer another property owner. 10% of their annual subscription. $39 for a Portfolio+ conversion, $19 for a Portfolio conversion.
• Refer a real estate agent. 20% of their subscription for 24 months. Up to $2,080 per agent depending on tier. Same payout whether you are a property owner or another agent making the referral.
• Already a real estate agent? The agent referral page has dedicated tools for tracking client invites and agent referrals.

Get my referral link. Payouts are manual ACH once you cross $50 earned.

Tell us when we get something wrong

Nimbus is built in the open. If a calculation looks off, a market number is stale, or something in the product does not fit your situation, call it out. Reply to any email, send a note from the app, or grab time below. We will dig in, fix it, and credit the catch.

The point is not to be right. The point is accuracy, less anxiety around real estate decisions, and shared understanding instead of guesswork. That only works if mistakes surface and get corrected fast.

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Thank you.

Nimbus is here because of the family, friends, colleagues, and people from the internet who have sent encouragement, broken things in early demos, asked hard questions, and forwarded the platform to someone who needed it. None of that is taken for granted. Every "have you thought about this?" message has shaped what shipped this month.

If you want to catch up, share feedback, or just talk real estate, I would love that. Schedule 30 minutes with me.

Building something worth your time.

Steven Destine Founder, Nimbus Portfolio