If you’re exploring creative real estate financing, you’ve likely encountered Pace Morby’s Subto program. It’s one of the most visible mentorships available, promising a deep dive into strategies like subject-to deals. But before you get caught up in the success stories, there’s a practical question that needs a clear answer: what is the actual cost? The price isn’t a simple number; it involves different tiers, group discounts, and potential ongoing fees. Understanding the full subto real estate cost is the first step in your due diligence. This guide breaks down every financial aspect of the program, from the initial investment to hidden expenses, so you can make an informed decision for your business.
Key Takeaways
- Understand the Full Investment: The Subto program’s price includes the initial fee plus ongoing monthly costs. Its value is tied to actionable resources like legal documents and daily coaching, so be prepared to use these tools actively to see a return.
- Success Requires Consistent Action: This program is designed for doers, not passive learners. To justify the cost, you must commit time to engaging with the community, participating in coaching calls, and applying the strategies to real-world deals.
- Explore All Your Educational Options: A high-ticket mentorship is just one way to learn creative financing. Consider alternatives like self-study with free online content, joining local real estate investment groups, or finding a more affordable course that aligns with your budget and learning style.
What is Pace Morby’s Subto Program?
If you’ve spent any time exploring real estate investing, you’ve probably come across Pace Morby’s Subto program. At its core, Subto is a real estate education initiative that teaches investors how to use creative financing strategies. The program’s main focus is a method called “subject-to,” which offers a different path to buying and selling property compared to traditional bank-financed deals.
The entire initiative is designed to give aspiring investors the mentorship and tools they need to handle real estate transactions that don’t rely on conventional loans. It’s a community-driven approach where members learn from Pace and other experienced investors, sharing strategies and support along the way. The goal is to make real estate investing more accessible, especially for those who might not qualify for a traditional mortgage or are looking for alternative ways to build a property portfolio. The Subto community provides a framework for these non-traditional deals, from finding opportunities to closing them successfully.
How Subject-To Investing Works
So, what exactly is a “subject-to” deal? It’s a unique way to purchase a property where the buyer takes over the seller’s existing mortgage payments. The key detail is that the original home loan remains in the seller’s name, but the buyer receives the deed and officially owns the property. This arrangement can be a powerful solution in certain situations.
For a seller, especially one facing foreclosure or needing to move quickly, a subject-to deal can be a lifeline. It allows them to avoid a damaging mark on their credit report and often lets them walk away without paying closing costs or real estate agent commissions. For the buyer, it’s an opportunity to acquire a property without needing to qualify for a new loan, which can be a major hurdle. This type of real estate deal creates a win-win scenario for both parties involved.
The Creative Financing Strategy
The Subto program is built around the broader concept of “creative finance.” This is simply an umbrella term for acquiring property without using traditional financing methods like getting a new mortgage from a bank. Subject-to is just one of many creative financing strategies that investors can use. Others include seller financing, lease options, and contract for deed.
The main idea is to structure deals that work for both the buyer and the seller, even when a bank isn’t part of the equation. This approach opens up real estate to a wider range of people, including those who may not have a large down payment or the credit score needed for a conventional loan. By teaching these methods, Pace Morby’s program aims to show that there are multiple paths to property ownership and investing.
Breaking Down the Subto Program Cost
Let’s get straight to the point: Pace Morby’s Subto program is a significant financial commitment, and the price tag is often the first thing people ask about. The cost isn’t a simple, one-size-fits-all number; it varies based on how you enroll and the level of access you want. Understanding these different price points is the first step in deciding if this investment makes sense for your real estate goals. As real estate professionals, we know that any major investment requires careful consideration. Whether you’re looking to expand your portfolio or find creative ways to help sellers in unique situations, knowing the cost upfront is crucial.
The program’s structure allows for a few different entry points, which can dramatically change the final price you pay. It’s not just about one single fee, but about finding the package or enrollment option that fits your situation. Are you a solo agent looking to learn a new skill, or are you part of a team that wants to grow together? The answer will guide you to the right financial decision. We’ll break down the main ways you can join the program, from going in solo to teaming up with a group, so you can see the full picture.
Individual Membership Pricing
If you’re planning to join the Subto program on your own, the standard individual membership costs $9,800. This is the most straightforward path into the community, giving you full access to the core curriculum, coaching calls, and the private network of investors. While it’s the highest price point for a single person, it provides a direct entry without needing to coordinate with others. Think of it as the all-access pass for the solo entrepreneur ready to dive deep into creative financing strategies and build their business from the ground up.
Discounts for Group Enrollment
For those who prefer to learn with a team, Subto offers a pretty attractive group discount. If you can gather a group of four people, the price drops to $3,450 per person. This makes the program much more accessible and is a fantastic option for business partners or a small group of investors who want to hold each other accountable. You get the same access as an individual member but at a fraction of the cost. It’s a smart way to split the investment while building a core support system from day one.
Executive Package Tiers
Beyond the standard individual and group pricing, Subto also has different package tiers. You might see a standard package offered for around $8,800, with an executive package available at a higher price. These tiers are designed to cater to different needs and budgets. The executive option typically includes extra resources, more direct support, or additional training modules. This flexibility allows you to choose a path that aligns with your learning style and how much hands-on guidance you feel you need. As trusted real estate experts, we always advise clients to pick the option that provides the right level of support for their experience level.
What Do You Get with Your Subto Membership?
When you look at the cost of the Subto program, it’s helpful to see it as more than just a course. You’re investing in a complete ecosystem built to help you succeed in creative financing. The membership is designed to provide a mix of foundational education, practical tools, direct mentorship, and a robust community network. The goal is to equip you with not just the knowledge but also the confidence and resources to start structuring and closing deals.
Many people wonder if the price is justified by the materials. The answer really depends on how you plan to use what’s offered. From the core training videos to the live, daily interactions, each component is a piece of a larger puzzle. For motivated individuals ready to take action, the combination of these resources can be a powerful launchpad. Let’s break down exactly what your membership includes so you can see how the value stacks up.
The 6-Week Video Course
The foundation of the Subto program is its 6-week video course. This is your starting point for understanding the mechanics of creative financing, especially the “subject-to” strategy. The course is structured to walk you through the process step-by-step, from finding deals and talking to sellers to structuring the paperwork and closing the transaction. It’s designed to build your knowledge progressively, ensuring you grasp the core concepts before moving on to more complex scenarios. Think of it as the essential playbook you’ll reference as you begin your journey.
Ready-to-Use Legal Documents
One of the most valuable assets included in your membership is the comprehensive library of ready-to-use legal documents. Many members have said that this feature alone is worth the entire cost of the program. You get access to the same contracts, addendums, and disclosures that Pace and his community use for their deals. This can save you thousands of dollars in attorney fees and countless hours of stress. Having reliable real estate contracts from the start helps you move forward with confidence, knowing your deals are structured properly.
Daily Coaching Calls with Pace Morby
A major highlight of the Subto program is the direct access to mentorship. Members can join daily coaching calls on Zoom, often hosted by Pace Morby himself. These calls are an open forum where you can ask questions about specific deals, get real-time advice, and listen to the challenges and successes of other students. This isn’t just a pre-recorded Q&A; it’s a live, interactive coaching session. This consistent support is designed to help you overcome hurdles as they arise, providing the kind of guidance that’s hard to find elsewhere.
Access to the Private Community
Beyond the formal training, a Subto membership plugs you into a massive and active private community. This network is filled with thousands of investors, from complete beginners to seasoned experts, who are all focused on creative financing. The community is built on a culture of collaboration and support, where members share leads, partner on deals, and offer encouragement. In real estate, your network is one of your greatest assets, and having a team of trusted experts to lean on can make all the difference in your success.
Lifetime Access to Materials
Your investment in Subto is designed to last for your entire career. Members receive lifetime access to all the educational materials, including the core video course, the library of legal documents, and a searchable archive of past coaching calls. The real estate market is always changing, and the ability to revisit a specific lesson or download an updated contract is incredibly valuable. This ensures that the program remains a relevant resource you can turn to for years to come, long after you’ve completed the initial 6-week course.
Are There Any Hidden Costs?
When you’re looking at a significant investment like the Subto program, it’s smart to ask what other expenses might come up. While the program is generally transparent about its pricing, the initial fee isn’t the only cost you should plan for. Thinking through the total financial commitment will help you make a decision that feels right for you and your goals. Understanding these potential extra costs from the start ensures you can budget properly and get the most out of the experience without any surprises. It’s about seeing the full picture, not just the sticker price.
Beyond the main membership price, there are three key areas where you might spend more: ongoing monthly fees to stay in the community, travel for live events, and optional training add-ons for specialized learning. Each of these represents a choice you can make to deepen your engagement with the program, but they also impact your bottom line. Planning for these possibilities will give you a much clearer picture of the full investment required. For many aspiring investors, weighing these costs is a crucial step before they begin their journey as real estate buyers. It’s the kind of due diligence that separates a casual interest from a serious business plan.
Ongoing Monthly Fees
After paying the initial large sum to join Subto, you should also budget for a recurring monthly subscription fee. According to Subto’s Terms of Service, this fee is charged each month to maintain your access to the community and its resources. Think of it as a maintenance cost for staying active within the ecosystem. This payment ensures you continue to have access to the private community forums, daily coaching calls with Pace and his team, and any new documents or training materials that are added over time. It’s a key detail to factor into your monthly budget as you calculate the long-term cost of the program.
Live Events and Travel
A major draw of the Subto community is the opportunity for in-person networking and learning at live events. While these gatherings offer incredible value and a chance to connect with other investors, they are not included in your membership fee. You’ll need to cover all the associated costs yourself, which can add up quickly. This includes the price of the event ticket, flights, hotel accommodations, and meals. Attending is completely optional, but many members feel these events are essential for building relationships and deepening their understanding of creative finance. If you plan to participate, make sure to set aside a separate budget for travel and event expenses throughout the year.
Optional Training Add-Ons
The core Subto program provides a comprehensive education, but there are often opportunities to purchase more advanced or specialized training. Like many mentorship programs, Subto offers different packages and add-ons that allow you to focus on specific niches or get more direct coaching. These are entirely optional and are designed for members who want to accelerate their growth or master a particular strategy. For example, you might find workshops on commercial real estate, advanced negotiation tactics, or one-on-one mentorship opportunities. While these can be powerful tools, they represent an additional investment on top of the standard program.
Is the Subto Program a Good Investment?
Deciding whether to invest nearly $10,000 into a real estate program is a major decision. The Subto program comes with a significant price tag, so it’s fair to ask if the return is worth the cost. The answer really depends on what you’re looking to achieve, how you learn best, and how much time you can dedicate to a new venture.
To figure out if it’s the right move for you, let’s break down the potential return on your investment, the skills you’ll acquire, and the time you’ll need to commit to be successful. This isn’t just about the money you spend upfront; it’s about the value you can get out of it over the long term. For many, the right education is the first step toward becoming a successful real estate investor.
Potential Return on Investment
The standard price for an individual to join the Subto program is around $9,800, though group discounts can lower that cost. While that initial number can be intimidating, the potential return comes from applying what you learn. Many members find that the value of the legal documents and contracts provided is worth the price of admission alone, as it can save you thousands in attorney fees on your first few deals. The program is designed to give you the tools to close creative financing deals, so your ROI is directly tied to your ability to find and close those transactions. One successful deal could more than cover the cost of the entire program.
The Skills You’ll Learn
Subto offers a comprehensive curriculum that goes far beyond a single real estate strategy. The training covers a wide range of topics, including creative finance techniques like subject-to, wholesaling, fix-and-flips, business structuring, private money lending, and even insurance. You’re not just buying a course; you’re gaining access to a full ecosystem that includes mentorship and a strong community of fellow investors. This approach helps you build a versatile skill set, allowing you to adapt to different market conditions and find opportunities that others might miss. The goal is to equip you with the knowledge to handle complex deals with confidence, guided by experienced professionals.
The Time Commitment Required
Be prepared: the Subto program is not a passive learning experience. It provides an enormous amount of information, and it’s easy to get overwhelmed or distracted by “Shiny Object Syndrome.” Success requires a significant time commitment to absorb the material and, more importantly, take action. The resources are there, but it’s up to you to determine which strategies fit your goals and to focus on executing them. This program is best for self-starters who are ready to dedicate consistent time each week to learning and applying the concepts. If you’re looking for a clear path forward, it might be helpful to contact an agent to discuss your goals first.
Subto vs. Other Real Estate Programs
When you’re looking to learn a new skill, especially one as complex as creative financing, you’ll find a wide spectrum of educational options. Real estate is no different. You can find everything from free YouTube videos and local meetups to intensive, high-ticket mentorships like Subto. Deciding where to invest your money and time means looking past the price tag and comparing what you actually get. Subto is a significant financial commitment, so it’s smart to weigh it against other programs to see if its structure, support, and resources align with your goals.
How the Prices Compare
Let’s talk numbers. The Subto program typically costs around $9,800 for an individual membership. There are often different packages and occasional promotions, including discounts for small groups that can bring the per-person cost down. This price point places Subto squarely in the premium category of real estate education. In comparison, you can find other online courses for a few hundred to a few thousand dollars. However, many of those lower-priced options don’t include the direct mentorship or community access that is central to Subto’s model. When you start your search for the right investment, it’s important to compare not just the cost, but what that cost includes.
Comparing Training Quality and Support
This is where the differences between programs become clear. Subto’s main draw is the high level of support, including daily coaching calls with Pace Morby himself and a very active private community. Members often say the access to direct feedback is a game-changer. Many other online real estate courses are self-paced with pre-recorded videos and offer little to no personalized support. While that works for some, Subto is designed for those who want a more hands-on learning experience. The quality of the training materials, particularly the legal documents provided, is another frequently praised aspect. A supportive team is key, whether you’re learning creative financing or working with an agent.
The Difference in Value
Value is about more than just the initial cost; it’s about your potential return on investment. For many Subto members, the true value lies in the program’s actionable tools. Some students report that the provided legal contracts alone are worth the price of admission, as they can save thousands in legal fees. The goal of the program is to equip you to close a deal, and many members say they made their initial investment back within their first few transactions. Other programs might provide a great deal of information but lack the step-by-step systems to confidently put that knowledge into practice. Ultimately, the best value for you depends on what you need to achieve your goals.
What Are Real Members Saying About Subto?
When you’re considering a significant investment like the Subto program, hearing from people who have already been through it is invaluable. We’ve spent time in the forums, social media groups, and discussion threads to get a sense of what real members are saying about their experience. As with any program, feedback is mixed, but some clear themes emerge when you look at the bigger picture.
The general consensus is that the Subto community is one of its strongest assets. It’s an active, supportive network where members share wins, ask for advice, and collaborate on deals. However, the program’s rapid growth has also led to some common concerns. Many new members report feeling overwhelmed by the sheer volume of information and the fast-paced nature of the community. While the access to Pace and other experts is a huge plus, it’s clear that you need to be self-motivated to keep up and get the most out of your membership. As with any major decision in real estate, it’s important to work with experts you trust to get a clear view.
Feedback on Value for Money
The price tag is often the first thing people discuss. At nearly $10,000 for an individual, it’s a serious commitment. Some members find ways to lower the cost, like a group discount that can bring the price down to around $3,500 per person. For many, the value comes from the tangible assets. One member noted that the legal documents provided are worth more than the entire membership fee. The general feeling is that if you use the resources, especially the daily coaching calls and the community, the cost is justified. It’s positioned as a high-ticket investment, and most members who are actively participating feel they are getting their money’s worth.
Reviews on Program Effectiveness
Does the program actually help people close deals? This is the ultimate question, and the answer seems to be yes—for those who put in the work. Some experienced investors express skepticism, with one user on BiggerPockets sharing that they’ve wasted thousands on “guru” programs in the past. However, many Subto members report that this program is different, providing the specific tools and step-by-step guidance needed to get started in creative finance. The effectiveness really hinges on your ability to apply what you learn. The program gives you the playbook, but you’re the one who has to run the plays on the field.
Common Praise and Concerns
The most common praise for Subto is the incredible value of the mentorship and community. Members feel they have direct access to guidance that would be impossible to find elsewhere. On the flip side, a frequent concern is feeling overwhelmed. The community has grown so quickly that it can be hard to keep up with all the activity and information being shared. This isn’t necessarily a bad thing—it means the group is active—but it’s a challenge new members should be prepared for. Finding the right path forward requires focus, and sometimes you need a direct line for questions, which is why having a reliable real estate team is so important.
Is the Subto Program Right for You?
Deciding whether to invest in a high-ticket program like Subto is a big step. It’s not just about the money; it’s about finding the right fit for your goals, your personality, and how you learn best. Before you make a move, it’s smart to take an honest look at what the program demands and whether it aligns with what you’re looking for. Let’s walk through a few key questions to help you figure out if this is the right path for your real estate journey.
The Financial Requirements
First things first, let’s talk about the price tag. The Subto program is a significant financial commitment, with individual memberships costing several thousand dollars. This high entry point is intentional, as it tends to attract investors who are serious about taking action and have the capital to do so. Before anything else, you need to assess your own financial situation. Does this investment fit comfortably within your budget, or would it create a strain? It’s important to remember that this cost is just for the education; you’ll still need capital for your actual real estate deals.
Your Comfort Level with Risk
Any investment in education carries some level of risk, and real estate mentorship programs are no exception. Some people view the high cost as a powerful motivator—a way to ensure they stay committed and make the most of the program. However, it’s also true that not everyone who pays for an expensive course finds success. Some investors have shared experiences of spending thousands on programs only to feel it wasn’t the right fit. You have to ask yourself how you feel about this kind of risk. Are you someone who thrives with skin in the game, or would the pressure of a large upfront investment cause more stress than motivation?
How You Prefer to Learn
Your learning style is a huge factor in whether a program like Subto will work for you. Many members find incredible value in the hands-on resources, like the ready-to-use legal documents and daily coaching calls that provide direct access to mentors. If you thrive in a structured, community-based environment with constant support, this could be a great fit. On the other hand, if you’re more of a self-starter who prefers networking in person, you might find similar value by joining local real estate investment associations (REIAs). This route allows you to build local connections and potentially use that mentorship money as a down payment on your first property instead.
What Are the Alternatives to Subto?
While the Subto program offers a structured, all-in-one package, it’s not the only way to break into creative financing. For many aspiring investors, the high price tag is a significant barrier. The good news is that there are several other paths you can take to learn the ropes, each with its own set of trade-offs in terms of cost, time, and structure.
If you’re looking for a different approach, consider these powerful alternatives. They range from completely free resources for the self-starter to more moderately priced courses that still provide valuable guidance. The right choice for you will depend entirely on your budget, your preferred learning style, and how much hands-on support you need to feel confident making your first move.
Free Educational Resources
One of the most accessible alternatives is to tap into the vast library of free educational content available online. You can learn the core principles of creative finance without spending a dime. In fact, many successful investors get their start this way. As Subto itself notes, “You do not need a real estate license to start investing in real estate” using these strategies. This means the barrier to entry is your willingness to learn, not your ability to pay for a license or an expensive course.
You can find a wealth of information on platforms like YouTube, in real estate podcasts, and on forums like BiggerPockets. These resources often feature experienced investors sharing their wins, losses, and step-by-step processes. Following along with experts on the William Harris Group YouTube channel is a great way to start absorbing real-world knowledge from professionals in the field.
More Affordable Training Programs
If you prefer a structured curriculum but can’t justify the cost of Subto, there are many other training programs available at a lower price point. These courses often focus on specific niches within creative financing or are run by smaller, independent educators. While they may not have the same massive community or celebrity instructor, they can provide the essential knowledge and documents you need to get started.
For example, some programs offer significant group discounts, making them more attainable if you can find a few other aspiring investors to join with you. The key is to do your research. Look for reviews, ask for testimonials, and make sure you understand exactly what you’re getting before you enroll. A solid understanding of different local communities is also foundational, so be sure any program you choose helps you apply strategies to your target market.
Taking a Self-Taught Path
For the disciplined and highly motivated, a self-taught path is another excellent alternative. This route involves piecing together your education from books, free online resources, and, most importantly, networking. Many investors who have paid for expensive “guru” programs have expressed disappointment, with some feeling they were a “waste of money.” This sentiment highlights that a high price doesn’t always guarantee high value.
Going the self-taught route means you trade money for time. You’ll spend more hours researching, making connections, and learning from your own mistakes. The upside is that you build deep knowledge and a strong professional network from the ground up. Finding a local mentor or connecting with an experienced agent can provide invaluable guidance as you analyze your first few deals. This path requires patience and persistence, but the skills you build are entirely your own.
Related Articles
- How to Make Money in Real Estate: A Beginner’s Guide
- 9 Proven Ways to Invest in Real Estate
- The Art of Real Estate Investment: A Complete Guide
- How to Find Profitable Houses for Sale Investment Properties
- How to Find Off Market Real Estate Deals
Frequently Asked Questions
What’s the main difference between a “subject-to” deal and a regular home purchase? In a traditional home sale, the seller’s mortgage gets paid off completely at closing, and the buyer gets a brand new loan. With a subject-to deal, the seller’s original mortgage stays in place, and the buyer simply takes over the monthly payments. The buyer gets the deed and ownership of the house, but the loan officially remains in the seller’s name.
Is the Subto program suitable for complete beginners? Yes, the program is designed to take people from the very beginning stages of real estate investing. However, it’s not a passive experience. As a beginner, you should be prepared for a steep learning curve and a serious time commitment. The community and daily calls are especially helpful for newcomers who need guidance on their first few deals.
What is the biggest risk involved in a subject-to transaction? The primary risk is something called the “due-on-sale” clause, which is a standard part of most mortgage agreements. This clause gives the lender the right to demand the full loan balance be paid immediately if the property is sold or transferred. While this is a real risk, the Subto program teaches strategies for how to handle this situation if it ever comes up.
Is the Subto community really that important? The community is one of the most valuable parts of the membership. Real estate can feel isolating, and having a network of thousands of other investors provides daily support and accountability. Members use the group to find partners for deals, get quick answers to tricky questions, and share leads. It turns a solo learning process into a collaborative team effort.
Can I learn creative finance without paying for an expensive program like Subto? Absolutely. You can build a solid foundation in creative finance through free resources like YouTube, podcasts, and online forums, combined with local networking. The main trade-off is time versus structure. A program like Subto offers a structured, step-by-step path with direct mentorship, which can accelerate your progress. The self-taught route requires more discipline and time to piece everything together on your own.
