Choose your billing cycle
Personal assets (primary residence, vacation homes, hangars, storage) count toward total portfolio value but NOT toward investment performance metrics (cash flow, ROI, etc.). This keeps your investment analysis clean while still showing your complete real estate picture.
Free
See The MathTrack everything, calculate anything, see the big picture$0
Forever free
Get 14 days of full feature access to explore all capabilities.
- Track unlimited properties - Home, vacation home, hangars, rentals, land - everything
- Use all calculators - With your property data pre-filled
- See state-level market trends - "How's Colorado doing?"
- View your total real estate value and equity
- Manual transaction entry
- Standard support
What you CAN'T do:
- Save your calculations to compare later
- Get AI help understanding your numbers
- Auto-sync bank accounts (must enter transactions manually)
- See county or neighborhood-specific market data
Add-ons available:
Scenario Pack: $29 - 5 saved calculations
MOST POPULAR
Portfolio
Plan Your Next MoveSave scenarios, get AI insights, automate tracking$190
per year
Save $38/year
$190 billed annually
Founding Member: $149/year
Save $41 vs regular pricing
90/100 spots remaining
You won't be charged for 14 days. Cancel anytime during your trial.
- Everything in Free - plus:
- 20 saved scenarios per year - Compare your options side-by-side
- AI Assistant (Unlimited) - Ask questions about your properties and learn real estate concepts
- Connect unlimited bank accounts - Transactions auto-sync
- Investment dashboard - Appears automatically if you own rentals
- Track income and expenses by property
- Generate tax-ready P&L reports
- Compare counties - Denver vs Boulder County appreciation rates
- See which counties have better rent-to-price ratios
- Understand county demographics - Income levels, population growth
- Priority email support
Add-ons available:
Scenario Pack: $15 - 5 more scenarios
Portfolio+
Strategic Wealth BuildingUnlimited planning, neighborhood-level precision, advanced tools$390
per year
Save $78/year
$390 billed annually
Founding Member: $299/year
Save $91 vs regular pricing
90/100 spots remaining
You won't be charged for 14 days. Cancel anytime during your trial.
- Everything in Portfolio - plus:
- Unlimited saved scenarios - Compare 10+ options at once
- Strategic AI recommendations - "You should refinance now because rates are..."
- Portfolio-wide advice - "Selling property B and reinvesting in property D would improve your cash flow by 23%"
- Compare zip codes within same county - "80206 vs 80223 appreciation"
- See 10-year historical trends - "Has this neighborhood been consistently strong?"
- Market stress test - "What happens to my portfolio in a recession?"
- Hold vs Exit timing - "When's the optimal time to sell based on market cycles?"
- HELOC analysis - "Extract equity or cash-out refinance?"
- Portfolio optimization - "Which properties are working, which aren't?"
- Custom PDF reports - Share with spouse, CPA, financial advisor
- Export your data - CSV for custom analysis
- Priority support
Add-Ons
Need more scenarios? Add them anytime with a one-time purchase.
Scenario Pack
$29For Free users
5 saved calculationsBEST VALUE
Scenario Pack
$15For Portfolio users
5 more scenariosScenario Pack
N/AFor Portfolio+ users
You already have unlimited scenariosDetailed Feature Comparison
Core Features
| Feature | Free | Portfolio | Portfolio+ |
|---|---|---|---|
| Track Properties | β Unlimited | β Unlimited | β Unlimited |
| Use Calculators | β | β | β |
| State-Level Market Data | β | β | β |
| Total Portfolio Value | β | β | β |
Save & Compare
| Save Scenarios | - | 20 per year | Unlimited |
| Compare Options Side-by-Side | - | β | β |
| Personal Moves (Sell Home, Renovate) | - | β | β |
| Investment Decisions (Buy Rental, Refinance) | - | β | β |
AI Assistant
| Ask Questions About Properties | - | β Unlimited | β Unlimited |
| Learn Real Estate Concepts | - | β | β |
| Get Basic Interpretations | - | β | β |
| Strategic Recommendations | - | - | β |
| Portfolio-Wide Advice | - | - | β |
Automation
| Connect Bank Accounts | - | β Unlimited | β Unlimited |
| Auto-Sync Transactions | - | β | β |
| Investment Dashboard | - | β | β |
| Track Income & Expenses by Property | - | β | β |
| Generate Tax-Ready P&L Reports | - | β | β |
Market Data
| State-Level Trends | β | β | β |
| County Comparison | - | β | β |
| Neighborhood-Level (Zip Codes) | - | - | β |
| 10-Year Historical Trends | - | - | β |
| County Demographics | - | β | β |
Advanced Tools
| Market Stress Test | - | - | β |
| Hold vs Exit Timing | - | - | β |
| HELOC Analysis | - | - | β |
| Portfolio Optimization | - | - | β |
| Custom PDF Reports | - | - | β |
| Export Data (CSV) | - | β | β |
Support
| Support Level | Standard | Priority Email | Priority |
Frequently Asked Questions
Why are properties unlimited in all plans?
We believe tracking your full portfolio shouldn't cost more as it grows. Nimbus is built for multi-asset investors who own diverse property types - from residential rentals to commercial buildings, land, and alternative assets. Unlimited properties mean you can see your complete financial picture without artificial limits.
What's the difference between the paid tiers?
Portfolio ($19/month or $190/year) lets you save 20 scenarios per year, get unlimited AI help, connect bank accounts for automatic transaction tracking, and compare counties to find better markets. Perfect for investors actively managing properties and making decisions.
Portfolio+ ($39/month or $390/year) gives you unlimited scenarios, strategic AI recommendations, neighborhood-level market data, and advanced tools like market stress testing and portfolio optimization. Perfect for serious wealth builders who need to compare many options and make complex strategic decisions.
Portfolio+ ($39/month or $390/year) gives you unlimited scenarios, strategic AI recommendations, neighborhood-level market data, and advanced tools like market stress testing and portfolio optimization. Perfect for serious wealth builders who need to compare many options and make complex strategic decisions.
What are founding member prices?
Founding members get lifetime pricing locked in at:
β’ Portfolio: $149/year (regular $190/year) - Only 100 spots available
β’ Portfolio+: $299/year (regular $390/year) - Only 100 spots available
Once you lock in founding member pricing, it never increases. These spots are limited and available on a first-come, first-served basis.
β’ Portfolio: $149/year (regular $190/year) - Only 100 spots available
β’ Portfolio+: $299/year (regular $390/year) - Only 100 spots available
Once you lock in founding member pricing, it never increases. These spots are limited and available on a first-come, first-served basis.
How many scenarios do I get?
Free: You can use all calculators, but can't save scenarios to compare later.
Portfolio: 20 saved scenarios per year. Perfect for comparing a few options at a time. Need more? Buy a Scenario Pack (5 more scenarios for $15).
Portfolio+: Unlimited scenarios. Compare 10+ options at once, run stress tests, and model complex strategies without limits.
Portfolio: 20 saved scenarios per year. Perfect for comparing a few options at a time. Need more? Buy a Scenario Pack (5 more scenarios for $15).
Portfolio+: Unlimited scenarios. Compare 10+ options at once, run stress tests, and model complex strategies without limits.
What types of properties can I track?
Nimbus supports 16+ asset types: single-family homes, multifamily, commercial buildings, short-term rentals, long-term rentals, condos, storage facilities, parking structures, billboards, hangars, renewable energy sites, agricultural land, raw land, mineral rights, partnerships, and primary residences. If it generates income or appreciates, you can track it in Nimbus.
Can I upgrade or downgrade anytime?
Yes! You can upgrade immediately to access more features. Downgrades take effect at the end of your current billing cycle, so you never lose access to paid features you've already paid for. Your property data is always preserved regardless of plan changes.
Ready to Transform Your Portfolio?
Start with unlimited properties, forever free. Upgrade when you need more power.