Hold properties privately. Isolate liability between assets. Shield your name from public records and tenant searches.
By Shafwan Ahmed, Operations & Fulfillment Lead, Anonymousllc.co
Wyoming Series LLC for portfolios with 3+ properties. Each property goes into its own series with separate liability isolation. For 1-2 properties, a standard Wyoming anonymous LLC per property is simpler. For large portfolios across multiple states, a Wyoming holding company with state-specific subsidiary LLCs provides both anonymity and local compliance.
Real estate is a high-visibility, high-litigation industry. Tenants, contractors, and opposing parties in disputes can search public records to find which properties you own. An anonymous LLC prevents this passive discovery - your name does not appear on state filings, and title records show the LLC name, not yours. This reduces nuisance lawsuits, limits negotiation leverage of opposing parties, and protects your personal brand from being associated with specific properties.
Wyoming offers the best combination for real estate: Series LLC under § 17-29-1101 (liability isolation per property), single-member charging order protection under § 17-29-503(a) (creditors cannot seize your LLC interest), no state income tax, best banking acceptance, and the lowest ongoing cost ($60/year). The DAPT pairing option adds another protection layer for high-value portfolios.
| State | Price | Notes |
|---|---|---|
| Wyoming (standard) | $397 | One LLC per property. $60/yr annual report each. |
| Wyoming (Series LLC) | $547 | $397 + $150 series add-on. One annual report for parent. |
| New Mexico | $297 | Cheaper per LLC. No annual report. Harder banking. |
An anonymous LLC keeps your name off state filings and off property title records, so tenants, contractors, and opposing parties cannot search public records to find which properties you own or gauge your net worth. This passive-discovery block reduces nuisance lawsuits and removes the leverage an opponent gains from knowing your holdings. Title shows the LLC, the Secretary of State shows only the registered agent, and Wyoming charging order protection under § 17-29-503(a) stops a personal creditor from seizing your membership interest. The shield holds when each property sits in its own entity or series and every transaction runs through the LLC bank account.
A single-member real estate LLC is a pass-through: rental income and depreciation flow to your personal 1040 on Schedule E, and the LLC pays no separate federal income tax. Wyoming charges no state income tax, so a Wyoming holding structure adds no state-level income tax on the rents. Depreciation shelters a large share of rental cash flow, and a 1031 exchange lets you defer capital gains when you roll one property into another. If a property sits in another state, that state taxes the income sourced there, and you file a return where the property operates.
Use a Wyoming Series LLC once you hold three or more properties: each property goes into its own series with liability isolation under § 17-29-1101, and you file one annual report for the parent at $547. For one or two properties, a standard Wyoming anonymous LLC per property at $397 is simpler and files a $60 annual report each. The Series LLC shines on larger portfolios because a claim against one series does not reach the assets of another, yet you manage a single parent entity. Across multiple states, a Wyoming holding company over state-specific operating LLCs pairs anonymity with local compliance.
Transfer title with a quitclaim or warranty deed recording the property from your name into the LLC, and confirm with your title insurer that the move does not disturb coverage or trigger a due-on-sale clause on the mortgage. Form the entity before or at closing so title vests directly in the LLC and no later transfer is needed. On a mortgaged property, a residential loan carries a due-on-sale clause that a transfer to an LLC can trigger; most lenders leave rental transfers alone, but get written confirmation first. Update the property insurance to name the LLC as the named insured the same day title moves.
File the Wyoming annual report on time - $60 per standard LLC or one report for a Series LLC parent - and keep a dedicated bank account for each entity so rents and expenses never touch personal funds. Missing the annual report leads to administrative dissolution, which strips the liability shield and can void protection retroactively in litigation. Keep separate books per property, sign leases and vendor contracts in the LLC name, and carry landlord insurance listing the entity. These habits are what a court looks for when deciding whether the veil holds, and skipping them is how investors lose the protection they paid for.
A non-resident forms a Wyoming LLC with no SSN or visa, obtains the EIN by IRS fax in 5-7 days, and holds the property title in the entity while opening a US bank account under it. The LLC becomes the buyer and titleholder, so the deed and Secretary of State filing carry the entity, not the individual. Mercury and Relay accept non-resident-owned LLCs, though banking approval takes longer than for US residents. A standard Wyoming LLC costs $397, with a $60 annual report, and holds one property; a Series LLC at $547 isolates several under one parent. Non-resident owners still face US tax on US-source rental income and on the sale of US real property, and a foreign owner of a single-member LLC files Form 5472 with a pro-forma 1120 each year. Withholding under FIRPTA applies when the property sells. Form the LLC before closing so title vests directly in the entity, keep every rent payment and expense in the LLC account, and the structure delivers both anonymity on public records and clean liability isolation across the portfolio.
WhatsApp the founder. 5-minute intake, 5-10 day turnaround.
WhatsApp the founder