Real Estate Accounting in Medford
Southern Oregon ownership groups tend to be smaller and to hold a mixed bag: some residential doors, a strip of small commercial, occasionally agricultural or seasonal property in the same family of entities. The accounting problem is not volume, it is that one bookkeeper is being asked to handle three different revenue models.
Proud AppFolio Stack™ Partners, working directly inside your AppFolio instance.
Oregon rules that apply here
- Deposit return deadline
- 31 calendar days
- Statute
- ORS 90.300
Why Oregon Real Estate Professionals Choose REA
AppFolio Expertise, Applied to Medford
Experts in AppFolio Bookkeeping
A portfolio holding residential, small commercial and seasonal property is running three different accounting treatments at once. Residential is deposit-in-trust and a monthly rent roll under ORS 90.300. Commercial is base rent plus recoveries with an annual reconciliation. Seasonal or short-term is revenue recognised across occupancy with a different tax profile. Coding all three to one undifferentiated chart of accounts is the single most common thing we inherit here, and it makes the owner statement unusable for decisions.
Assigned, Responsive Team
Oregon's 31-day deadline and its requirement for separate deposit and prepaid rent accountings apply to the residential side regardless of how small the portfolio is. Smaller groups are actually more exposed, not less, because the process usually lives in one person's head rather than in a documented workflow, and 90.300(16) allows a tenant to recover twice the amount wrongfully withheld.
Accurate Monthly Bookkeeping
The entity structure is the last piece. Family ownership groups in this market commonly hold assets across several LLCs with overlapping principals, which generates real intercompany activity relative to the size of the portfolio. Left unreconciled until year end, it becomes the reason the tax return is late.
Deposit Compliance for Medford Portfolios
ORS 90.300
Oregon ORS 90.300 requires the deposit, or a written accounting stating the specific basis for anything claimed, within 31 days of the tenancy ending and the tenant delivering possession. The statute requires SEPARATE accountings for the security deposit and for prepaid rent, and ORS 90.300(16) exposes a landlord to twice any amount wrongfully withheld.
Deposits are the tenant's money until properly claimed, and Oregon compounds the usual requirement by treating prepaid rent as a separate accounting from the deposit. That means two distinct per-tenant liabilities from the day funds arrive, not one balance netted at move-out, because reconstructing the split later is exactly what the double-damages provision punishes.
All Oregon requirementsHow we keep you inside it
- Deposit liabilities tracked per tenant in AppFolio, so a 31 calendar days deadline is answerable from the ledger
- Trust accounts reconciled three ways every month
- Deduction documentation recorded against the correct ledger
- Aging deposits flagged before the statutory window closes
Appfolio Bookkeeping Services from REA
Available to Medford Operators
Trust Bookkeeping
Leverage Appfolio's powerful bookkeeping capabilities with REA's tailored service.
See how it worksCorporate Bookkeeping
REA's skilled team, in combination with Appfolio's comprehensive toolset, addresses the complexity of your corporate financial activities.
See how it worksBank Reconciliations
Employing Appfolio's state-of-the-art system, REA offers bank reconciliation services that brings meticulous accuracy to your finances.
See how it worksFinancial Diagnostic Cleanup
REA utilizes Appfolio's advanced diagnostic tools to swiftly and effectively troubleshoot financial anomalies.
See how it worksTrust Compliance
REA pairs its accounting prowess with Appfolio's detailed reporting to deliver comprehensive Trust Compliance Verification services.
See how it worksAppFolio Accounting & Bookkeeping Services
For Medford Portfolios
- Process Review & Set Up
- Bank Reconciliations
- AP / AR
- Accurate NOI, Balance Sheets
- Recording HUD's & Accruals
- Owner Distributions
- Monthly Statements & Reports
- Management Fees
- Corporate Bookkeeping
- Tenant Chargebacks
Take the Whole Close, or One Function
Medford operators use REA for the full monthly close or for the single function that has become a bottleneck. Each one is performed inside your AppFolio instance.
Trust Accounting
Compliant, audit-ready trust funds
Learn moreBank Reconciliation Services
Three-way reconciliation, every account
Learn moreAccounts Payable & Receivable
Bills paid, rent collected, owners paid
Learn moreBookkeeping Cleanup & Catch-Up
Back books fixed and current
Learn moreCAM Reconciliation
Annual commercial true-ups
Learn moreExperts In All Property Types
- Single-Family
- Multifamily
- Student Housing
- Affordable Housing
- Community Associations
- Commercial
Experts In All Property Types
Residential, commercial and everything in between. The asset class changes what the books have to prove, and our teams are staffed accordingly.
- Single-Family
- Multifamily
- Student Housing
- Affordable Housing
- Community AssociationsSee the page
- CommercialSee the page
Check Out What Our Clients Have To Say About Us
Property Managers, Investors & Owner Operators
As REA exclusively specializes in Real Estate, I rest easy knowing my financials are precise every month while saving money at the same time, an invaluable benefit.
I highly recommend Real Estate Accounting (REA) services from this group. They truly are great and have helped us tremendously at a time we needed it the most. I felt very comfortable giving up all my accounting responsibilities to this team and I'm still glad I made the decision to work with this group. Nothing less than an amazing experience!
REA and team have been nothing but excellent helping our firm with its day to day financial needs. Their expertise, professionalism, and timeliness have made our lives so much easier. We foresee a long relationship with REA and team.
Frequently Asked Questions
We own residential and a couple of commercial buildings. Can you do both?
Yes, and we keep them accounted separately rather than blended. Residential runs on trust-held deposits and the rent roll; commercial runs on base rent plus recoveries with a real reconciliation. Blending them is why mixed portfolios end up with owner statements nobody can act on.
Does the Oregon 31-day deposit rule apply to a small portfolio?
Yes, ORS 90.300 is statewide and does not scale with portfolio size. Smaller operators are often more exposed because the move-out process is undocumented, and the statute allows a tenant to recover twice any amount wrongfully withheld.
We hold everything in different LLCs. Is that a problem?
It is the normal southern Oregon structure. We close each entity separately and reconcile intercompany balances monthly, so nothing has to be untangled in the run-up to the tax return.
More in Oregon
Other Oregon markets, the platforms we work in, and the functions available on their own.
AppFolio Bookkeeping for Medford
Schedule a call and we will review your AppFolio setup, your Oregon deposit handling, and what it takes to close clean every month.