By Threshold Breaker
Sell the land. We’ll mind the note.
Threshold Ledger is note-servicing software for people who owner-finance land and property. You hold the note, your buyer pays you every month, and Threshold Ledger keeps the books — payments, daily interest, late fees, and payoffs — in one place you can open from anywhere.
What it does
Daily interest, to the cent
Interest accrues daily on the balance — rate ÷ 365, US Rule — and posts when a payment does. Before a single real payment moved, the calculation engine was replayed against NoteSmith across a full portfolio’s payment history and matched to the cent.
Late fees and short interest stay separate
A late fee accrues into its own bucket, and interest a short payment didn’t cover carries in an accrued-interest bucket that never bears interest itself. A regular payment never quietly swallows either one — you can always see what a buyer still owes, and why.
Payoff quotes in one click
Pick a good-through date and get the whole figure: the balance, the accrued-interest bucket a balance-only quote would miss, interest to that date, and unpaid fees — with the per diem printed next to it for a closing that slips.
An audit trail on every entry
A posted payment is never edited or deleted. A mistake gets reversed, with the reason attached, and every entry in the ledger shows who posted it and when.
Two people, one portfolio, same time
Desktop servicing software lives on one computer and locks the second person out. Threshold Ledger runs in the browser: your bookkeeper posts payments at the office while you pull a payoff quote from home — same numbers, same minute.
Nothing to install
It runs on the phone in your truck and the computer on your desk. No installs, no per-computer licenses, no database file to pass back and forth.
Who it’s for
Land sellers who carry the paper
You sell tracts on owner financing and collect the payments yourself. Threshold Ledger replaces the desktop program — and the spreadsheet behind it — with books you can open anywhere. Owner financing, seller financing, land contract: the name changes by state, the monthly payment doesn’t.
Note holders with a portfolio
A handful of notes or a few hundred. Every account keeps its own terms — rate, due day, grace period, late fee — and the portfolio totals roll up on one dashboard, with past-due accounts in front of you.
Small servicing shops
You service notes for other people. Everyone on your team gets their own login, the audit trail shows who touched what, and your firm’s name and logo head the app when you sign in.
Pricing
$10 a month flat for 1–3 accounts. Priced by the number of accounts you service — not by seats. Every level includes unlimited logins: everyone on your team gets their own sign-in, which is what makes the audit trail worth anything. At four or more accounts, the per-account bands below apply to the whole book — and they work like tax brackets, each account billed at its own band’s rate, so there is no price cliff when you add account sixteen.
| Accounts | Per account / month |
|---|---|
| 1–3 accounts | $10 flat |
| First 15 | $3.50 |
| Next 85 (16–100) | $2.50 |
| Next 400 (101–500) | $1.50 |
| Over 500 | Custom quote |
Annual billing takes two months off — pay for ten, get twelve.
| Portfolio size | Monthly | Annual (2 months free) |
|---|---|---|
| 1 account | $10 | $100 |
| 3 accounts | $10 | $100 |
| 4 accounts | $14 | $140 |
| 10 accounts | $35 | $350 |
| 15 accounts | $52.50 | $525 |
| 50 accounts | $140 | $1,400 |
| 100 accounts | $265 | $2,650 |
| 300 accounts | $565 | $5,650 |
| 500 accounts | $865 | $8,650 |
On the roadmap
Year-end buyer tax statements arrive with the January tax run: every buyer gets a statement of the mortgage interest they paid during the year, per account, generated from the same ledger their payments already live in — ready to hand to a tax preparer.
Running real notes today
Threshold Ledger was built by Threshold Breaker to run SAREC’s own owner-financed land portfolio, and it does — the first customer is live on it, posting real payments every month. Every feature above is exercised on live accounts, not a demo.