What is Nestworthy?+
Nestworthy is an AI-native platform for active real-estate investors. It brings long-term and short-term rentals, flips and construction projects, REP hours, the tax center and Schedule E, documents, bills and your portfolio equity into one place, with a portal for each person you work with and audit-ready records your CPA can review. It is free during the beta.
Who is Nestworthy for?+
Nestworthy is built for individual real-estate investors — typically with a handful to a few dozen properties, often alongside a W-2 career — who want their rentals, projects, hours, and tax records in one place instead of six disconnected tools. Spouses and CPAs can join the same household with role-based access.
What is REP status and how does Nestworthy help?+
Real Estate Professional (REP) status is an IRS designation that can let an investor deduct rental losses against other income; among its tests, one spouse must spend 750 or more hours a year in real estate. Short-term rentals follow a separate rule, material participation property by property, often shown with more than 100 or 500 hours. Nestworthy tracks the two paths separately, drafts hours from your bank activity and booking emails, and counts nothing until you confirm it. Your CPA decides whether you qualify.
How much does Nestworthy cost?+
Nestworthy is free during the beta, with no credit card required. Paid plans will come later, and users will be told before anything changes.
Which portals are included, and do the people I work with need an account?+
No one you invite needs an account. You send a private link, and each portal shows only what that person needs: tenants pay rent through Stripe and request repairs; property managers handle maintenance, time logs, invoices and leases; maintenance contractors update their assigned jobs; general contractors run project tasks, draws and photos; bidding contractors send bids; co-investors see a read-only view of a shared property; contractors you pay send a W-9 for 1099 tracking; and your CPA, attorney or lender can read a briefing or a property's timeline. The property manager, general contractor and bid portals are in English and Spanish. Links expire, you can renew or revoke them, and the history stays with you. All portals are included free during the beta.
Does Nestworthy read my email?+
Only if you connect Gmail, and Gmail connections are invite-only during the beta while Google's security review is completed. Access is read-only, so Nestworthy can never send mail from your account. A standard connection reads message headers, and some features read full messages on an enhanced connection. Anything found in your email, such as hours, bills, loan updates or property events, arrives as a proposal you review, and you can disconnect at any time. Forwarding an email to your Nestworthy address works without connecting Gmail.
How does Nestworthy handle my bank data and rent payments?+
Bank connections are handled by Plaid — Nestworthy never sees your banking credentials, only transaction data. Each connection is checked daily, and you are emailed if one needs to be reconnected. Rent payments are processed by Stripe on your own connected account, so funds never touch Nestworthy. All sensitive data is encrypted at rest and in transit.
What does Nestworthy replace?+
Most users consolidate an hours-tracking spreadsheet, a bookkeeping app, a property-management tool, contractor group texts, bill reminders, and a folder of leases and receipts into Nestworthy. Tenants, property managers, contractors, co-investors and your CPA get their own portals, so the people around you don't need accounts.
Is Nestworthy a financial or tax advisor?+
No. Nestworthy is a software tool — it organizes your data, automates documentation, and produces estimates for planning. It does not prepare tax returns, file with the IRS, or give investment advice. Your CPA files; the platform gives them a free read-only seat with everything organized. AI outputs are always labeled as estimates.