Documents

What an offering memorandum costs to produce

By Endcap Design. Published August 29, 2026 · Updated September 24, 2026

An offering memorandum can be a design assignment using finished content, or a larger project that includes photography, plans, and research. The scope, and above all whether the content already exists, determines the cost.

Endcap OM design starts at $495 for one property and up to 12 pages using your approved copy, photography, tables, and financials. Two revision rounds and digital and print-ready PDFs are included. Additional pages, new photography, research, underwriting, and printing are quoted separately before work begins. See the scope and OM sample

What sets the price of an OM

Three factors set most of the cost, in descending order of impact.

1. Whether the content exists. If the property has usable photography, a drawn site plan, a clean rent roll, and trailing financials in a readable format, producing an OM is mainly layout and typesetting. If those pieces are missing, which is common on smaller private deals, someone has to photograph the property, redraw a plan from an old scan, and reconcile a rent roll that disagrees with the trailing twelve months. That work takes days and usually costs more than the layout.

2. Complexity of the asset. A single-tenant net-leased building with a long remaining term is a short document with one lease to summarize. A twenty-tenant center with vacancies, percentage-rent tenants, a ground lease, and a reciprocal easement agreement needs many more tables and explanations. Its rent roll alone can take a day to typeset and check.

3. How many review rounds the seller wants. Two rounds is a common starting scope. Agree on the number before work begins, because open-ended revision is where budgets grow.

Cost drivers at a glance

The table below compares the lower-cost and higher-cost version of each factor. It describes scope rather than dollar amounts, because the same factor can be priced differently by different producers.

Offering memorandum cost drivers

Driver	Lower-cost case	Higher-cost case	Why it matters
Photography	Current professional exterior and interior photos supplied	No usable images; a shoot, aerials, or retouching is needed	Production time and a separate photographer or pilot fee
Plans	Clean site and floor plans supplied as vector files	Plans must be redrawn from scans or field notes	Redrawing is detailed work, and suite labels must match the rent roll
Rent roll and financials	One approved rent roll and operating statement that agree	Several versions that disagree, or missing lease data	Reconciliation must be done by the seller or analyst before design can finish
Tenant count	One or a few tenants	Many tenants, options, percentage rent, or ground leases	More tables, notes, and checking per page
Written copy	Approved property description and highlights supplied	Copy must be written from records and interviews	Writing and fact review add a separate stage
Market and location data	Sourced demographics and maps supplied, or none needed	New maps, trade-area research, or traffic data	Each figure needs a source, geography, and period
Page count	Fits a standard page range	Many additional pages or appendices	Once content exists, extra pages add less time than missing content does
Review rounds	Two agreed rounds with one approver	Open-ended rounds with several approvers	Each round repeats checking across every linked figure
Brand system	An existing brokerage template is supplied	A new layout system is designed for the first document	A reusable format lowers the cost of later documents

Published prices in the market

Few producers publish OM prices, and the ones that do sell different things: software subscriptions, templates, freelance gigs, and studio design. The table lists the prices we could verify from public pages on September 24, 2026. The listed prices do not cover the same scope, so read the “what it covers” column before comparing numbers.

Offering memorandum options with published prices, checked September 24, 2026

Option	Published price	What it covers	Source
Template subscription (CREOP)	$89 a month on the monthly plan; $864 a year on the yearly plan, which works out to $72 a month	Unlimited offering memorandums, BOVs and proposals, and flyers built in the software; the user supplies and assembles the content	CREOP pricing
Purchased template (BTS Brands)	$295 one time	An editable OM template file; custom OM design is quoted on request	BTS Brands
Freelance marketplace (Fiverr)	Gig starting prices from $30 to $600 in a search for “commercial real estate offering memorandum”	Starting packages that vary by seller in page count, revisions, and what the buyer must supply	Fiverr search
AI drafting (Crexi Create)	No separate price published; available to Crexi Pro and Crexi Intelligence subscribers	An editable OM draft generated from uploaded financials, leases, rent rolls, or an address, launched May 18, 2026	Crexi announcement
Studio design (Endcap)	From $495	One property, up to 12 pages using supplied and approved content, two revision rounds, digital and print-ready PDFs; extra pages, photography, research, underwriting, and printing quoted separately	OM design service

Institutional brokerages usually produce OMs with in-house marketing staff, so there is no public per-document price to compare. An in-house analyst has no invoice but does have a time cost, and for simple assets with an established house format that is often a sensible choice.

Low quotes and supplied content

A quote that comes in far below the others usually assumes supplied content. The line reads “design and layout of client-provided materials,” which works until the rent roll turns out to be a photograph of a printout and the only exterior image is poor.

At that point the timeline slips while someone sources content, the scope is renegotiated, or the document goes out with the material that exists. The last outcome costs the most, because a weak document can affect how buyers respond to the property.

When comparing quotes, ask each producer what happens if the photography or plans are not usable. The answers show which assumptions each price depends on.

Document cost relative to deal size

As an illustration, a $2,400 difference in document cost on a $6 million sale is 0.04 percent of the price, or four basis points. A presentation problem that reduced the price by half a percent would cost $30,000. The document needs to be good enough that presentation is not the reason a buyer passes. Beyond that point, additional design spending is hard to justify.

How to make the next OM cheaper

Build a house format once: a defined type hierarchy, a rent roll table that stays legible as it grows, a map style, and a cover that works with a horizontal or vertical photograph. The first document carries the cost of setting up the system, and later documents are assembled within it.

Plan photography for every use at once. The images in the OM can also serve the LoopNet and Crexi listings, the lease flyers, and a property website when the photographer’s license allows it. Commissioning those separately, months apart, usually costs more.

Endcap’s approach

Endcap prices documents by scope and publishes starting prices: a lease flyer from $175 for up to two pages, a property brochure from $350 for up to four pages, and an offering memorandum from $495 for up to 12 pages. Each assumes you supply and approve the text, photos, plans, and financials. We identify missing material before starting, and your quote confirms the deliverables, schedule, and total before work begins. Underwriting and pricing remain with your team. The Alder Court sample shows a complete 12-page layout.

Common questions

How much does an offering memorandum cost?

Published prices on September 24, 2026 ranged from an $89-a-month template subscription (CREOP) and $30–$600 freelance gig starting prices to studio design from $495 at Endcap. The real cost depends on whether photography, plans, and a reconciled rent roll already exist; producing that content usually costs more than the layout.

Does page count drive the price?

Less than content readiness does. Most producers set a page range for a base price, and extra pages are quoted separately. Once a format exists and content is in hand, adding pages takes less time than creating missing photography or plans.

Why do quotes for the same OM vary so widely?

Low quotes usually assume client-supplied content. When the photography turns out to be unusable or the rent roll arrives as a scan, the scope changes. Ask each bidder what happens if the photography is not usable.

Can AI write an offering memorandum?

AI tools such as Crexi Create generate an editable draft from uploaded documents. The draft still needs the seller’s approved figures, a check that suite labels and totals agree across pages, and review by the listing broker before it goes to buyers.

Is it worth paying for an offering memorandum on a small deal?

Compare it with the asset. On a $6 million sale, a few thousand dollars is a few basis points, while a presentation problem that costs half a point of pricing costs $30,000. Small or off-market deals often trade on a one-page summary and a rent roll, which can be enough when the buyer pool is narrow.

Sources

• CREOP pricing page, accessed September 24, 2026.
• BTS Brands offering memorandums page, accessed September 24, 2026.
• Fiverr gig search results, starting prices shown September 24, 2026; listings change daily.
• Crexi, Crexi Create announcement, PR Newswire, May 2026.