Free, with no account or demo call
Free real estate development management software
ProformaKit runs a development deal from pro forma to construction draws in one place. Model total cost with construction interest, track the budget against signed contracts, and plan the loan draws. Every part also comes as a free Excel template.
- Same math online and in Excel
- Excel templates with no email
- Saved in your browser, never uploaded
- Built for one to three projects
Project
Pecan Row Apartments
- Total development cost
- $14,848,230
- Yield on cost
- 6.62%
- +112 bps over exit cap
- Levered IRR
- 22.6%
- Profit
- $2,676,308
- Construction interest
- $918,230
- Equity multiple
- 1.51x
Monthly spend and funding
One project, from the land deal to the last draw
The budget and the draw schedule are built from the pro forma's numbers, and one click rebuilds them when the pro forma changes. In the sample, the $14,848,230 total cost becomes a budget that adds to $14,848,230 and a $9,651,349 loan drawn month by month.
01 · Pro forma
Check the deal before you close on the land
Land, hard and soft costs, contingency, the construction loan and the sale. It works out total cost with construction interest, yield on cost against the exit cap rate, profit and IRR, month by month.
Open the pro forma02 · Budget
Track signed contracts, payments and the forecast together
Every cost line carries the budget, the signed contracts, the payments and the forecast. Overruns show up in the forecast months before the invoices arrive, and you always know how much contingency is left.
Open the budget03 · Draws
Plan the draws your lender will fund
One draw for each month the loan funds, worked out from the pro forma with interest included. Mark each one planned, submitted or funded and see how much of the loan is left to request.
Open the draw schedule
What it costs to start with development management software
Most of the category sells through a sales call. Here is what each company's own website said about price and the first step when we checked on 18 October 2026.
| Software | Price | How you start |
|---|---|---|
| ProformaKit | Free | Open the page. No account |
| Northspyre | No prices on its pricing page | Book a demo |
| Rabbet Development | $375 to $840 per project per month, billed annually, $15,000 annual minimum | Book a demo |
| Built | No pricing page | Book a demo |
| ARGUS EstateMaster | No prices published | 14-day trial after a sign-up form |
| Procore for owners | Annual fee based on your yearly construction volume | Request a demo |
| Planyard | €49 to €199 per project manager per month | 14-day trial, no card |
Paid platforms add invoice approvals, lien waivers, lender portals and integrations, which matter once several people work on the same project. How they compare is in the best real estate development software.
What you get
Construction interest, solved exactly
The loan is sized on total cost including its own interest. The tool solves that loop directly instead of leaning on Excel's iterative calculation.
Rent roll to NOI
Units, average rent, other income, vacancy and operating costs per unit give stabilized NOI, or type the NOI in if you already have it.
Excel templates with the same math
Each part downloads as an .xlsx file. We recalculated them in Microsoft Excel and they match the online numbers to the dollar.
Your project stays on your device
It saves in your browser and is never uploaded. Download a CSV whenever you want a copy, and keep it if you stop using the tool.
The words you already use
Hard costs, soft costs, contingency, committed, forecast, draws. No new vocabulary to learn and nothing to configure.
Works on a phone
Budget lines and draws turn into cards on a small screen, so you can check a number from the site.
Free templates and calculators
Excel files with the sample project filled in, and the calculators that go with them. No email address needed.
Real estate development pro forma template
Monthly cash flow, construction interest, yield on cost, IRR and equity multiple.
Download .xlsxConstruction budget template
Line items for land, hard and soft costs, contingency and interest, with budget, committed, spent, forecast and variance.
Download .xlsxConstruction draw schedule template
Monthly draws against the loan, with a draw request sheet for the lender.
Download .xlsxConstruction draw request template
Costs to date by budget line, less equity and earlier draws, with a cover sheet for the lender.
Download .xlsxMultifamily development pro forma
The pro forma read per unit, from the rent roll to NOI, cost per unit and profit per unit.
Open it onlineConstruction loan interest calculator
Interest on a loan drawn as the building goes up, added to the loan or paid each month.
Open the calculatorGuides
How the numbers behind a development project work, each worked through with the same sample project.
When a spreadsheet is enough
Most software in this category is sold as the way out of spreadsheets. For one project, or three, a good spreadsheet kept up to date is enough. That is why every part of ProformaKit also comes as an Excel file.
The trouble starts when the files multiply. An investor running four rehab projects counted six spreadsheets per property on BiggerPockets in 2026: "24 files. And none of them talk to each other." Then the lender calls and asks for total spend on one property, and the answer sits across three tabs.
What it does not do yet
One person, one browser. There are no shared projects, invoice approvals, change order logs, lien waivers or retainage, and no accounting integrations. It models one construction loan, and for-sale projects such as condos are not covered.
If you need those today, the platforms in the table above sell them. If you would rather we build them, join the early-access list below.
Questions developers ask
What is real estate development management software?
Software that tracks a development project's money from feasibility to stabilization: the pro forma, the budget against contracts and payments, and the construction loan draws. Paid platforms add invoice approvals, lien waivers, lender portals and accounting integrations on top.
Is it really free?
Yes. There is no paid plan, no trial that runs out and no sign-up. The Excel templates download without an email address.
Where is my project saved?
In your own browser's storage on the device you are using. It is not uploaded to us. Clearing your browser data deletes it, so download a CSV or use the Excel templates to keep a copy.
Who is it for?
Developers running one to three projects at a time, owner's reps and development managers who want a pro forma, budget and draw schedule without buying a platform. It also works for checking a deal before you take it to a lender.
Can I use it for multifamily, build-to-rent or commercial projects?
Yes for income property: the exit is valued from net operating income and a cap rate, and NOI can come from a rent roll or be typed in. For-sale projects such as condos, townhomes or lots are not modelled yet.
How accurate are the numbers?
The math is tested and the Excel versions reproduce the online results in Microsoft Excel. The answer is still only as good as your inputs, so treat it as an estimate, not financial advice.
Want it for your team and your lender?
The free tool works for one person in one browser. If enough developers ask for shared projects, invoice approvals and draw packages a lender can open, those come next. Leave your email and we will write once, if they ship.