190 MB
Indie
, Simulation
, Strategy
, Early Access
Added
3 months ago
Updated
1 month ago
CSF + Goldberg
About the Game
Family Office Simulator is a deep, aspirational wealth-building strategy sim that puts you behind the desk of your own private family office.
Acquire income-producing real estate, manage debt and liquidity, build operating entities, hire staff, structure trusts, and grow a family institution designed to last beyond one founder.
Built around a polished desktop OS interface, Family Office Simulator lets you operate through the apps and workflows of a modern financial office: banking, mail, property management, accounting, brokerage, HR, foundation management, and more.
This is not just a clicker or idle tycoon. It is a strategy simulation about the machinery behind wealth: capital, leverage, cash flow, reputation, governance, succession, and time.
Build a Real Estate Empire
Source deals through a commercial real estate marketplace
Review cap rates, NOI, financing needs, debt service, and cash required to close
Negotiate offers with counter-party logic
Acquire, operate, refinance, and sell multifamily, storage, commercial, and NNN properties
Navigate market cycles including boom, stable, correction, and crash environments
Run a Multi-Entity Family Office
Form and manage LLCs, operating companies, holding structures, trusts, and philanthropic vehicles
Track cash flow, P&L, debt, payroll, taxes, reserves, and software subscriptions
Build an HQ and expand staff capacity as your office grows
Use governance, reputation, and capital structure to shape the long-term direction of the institution
Hire and Manage Your Team
Recruit leasing, maintenance, accounting, operations, and executive staff
Manage payroll, benefits, and quarterly payroll taxes
Respond to staff-generated decisions that affect rent, expenses, vendors, tenants, and office performance
Build the team your growing portfolio needs
Operate Like a Real Family Office
Use a full suite of in-game apps: Banking, Mail, Property Management, Accounting, Brokerage, HR, Foundation, and more
Make monthly decisions with financial consequences
Manage philanthropy through a Legacy Foundation and Donor-Advised Fund
Review your progress through monthly reports, year-end summaries, and long-term institutional milestones
Plan for succession as your founder ages and the family office grows beyond one generation
Authentic. Aspirational. Deep.
Family Office Simulator is built for players who want more than a simple tycoon game. It is for players who want to understand and operate the systems behind wealth creation: acquiring assets, managing capital, protecting liquidity, building teams, and turning personal wealth into a lasting institution.
If you have ever wondered how a family office actually works, now you can run one.
FEATURE LIST
Realistic multi-entity wealth management
Full property acquisition and operations pipeline
Multifamily, storage, commercial, and NNN property modeling
Banking, debt, refinancing, and liquidity management
HR, payroll, and staff lifecycle systems
Trust, succession, and philanthropy systems
Market cycle engine
Monthly simulation with real financial consequences
Accounting, P&L, cash flow, reserves, and capital structure tracking
Negotiation, decision systems, and staff-driven events
Authentic software-style UI across all apps
Save/load with migration support
Steam Cloud support
Ambient office atmosphere and polished desktop OS
Screenshots
6 images
Version Information
Steam Patch Notes
Official update history
On the site: Build 25420935
·
Latest on Steam: Build 26574982
Update available
# November 10 — Property Sale Accuracy & Mortgage Ledger Improvements
Another Family Office Simulator update is here. This is the second update today, and it focuses on something I take pretty seriously: making sure the financial consequences of a property sale are accurate and easy to understand before you commit.
## PROPERTY SALES — CASH REQUIRED TO CLOSE
While testing the property-sale system, I found a situation where a player could voluntarily sell a property even when the mortgage payoff and other modeled charges required more money than was available in Checking.
The sale could complete and leave Checking overdrawn.
That's been corrected.
- Voluntary property sales now check whether there's enough cash in Checking to cover the closing shortfall.
- If there isn't, the game tells you how much money is required, what's available, and exactly how much you're short.
- You can move available funds into Checking through Banking and review the sale again.
- Sales with sufficient funding continue normally.
- Forced bank sales and existing mortgage lockout rules retain their separate treatment.
The goal isn't to make selling property harder. It's to make sure the decision follows the same financial rules the rest of your family office is expected to follow.
## CLEARER SALE REVIEW
I've also improved the sale confirmation screen.
Sale prices, estimated disposition taxes, mortgage balances, prepayment penalties, and the final effect on Checking now display consistently to the cent.
There was a case where a fractional prepayment penalty could make the itemized calculation appear different from the final cash amount. That display issue has been fixed.
One more small but important change came directly from playtesting: the incoming-offer button now says **Review Offer** instead of **Accept**.
Clicking Review Offer lets you examine the financial details without completing the sale. The actual transaction only happens when you choose **Confirm Sale**.
## SUMTRAIL BOOKS — MORTGAGE LEDGER
The Mortgage Ledger has received another round of improvements.
- Clearer financial columns and more readable loan balances.
- Better layout at different UI scaling settings.
- Improved presentation of outstanding principal, monthly payments, rates, and maturity information.
- Click an eligible property's name in the ledger to open that property's corresponding Financing information.
These changes are intended to make it easier to manage multiple mortgages without constantly hunting through individual properties.
## EXISTING SAVES AND TESTING
**You do not need to start a new campaign.** Supported existing saves remain compatible.
This update doesn't rewrite past property sales or change the underlying tax and mortgage contracts. It corrects prospective sale affordability, improves the information shown to players, and makes existing financial tools easier to use.
The affected financial systems went through independent review, detailed transaction and save testing, Windows packaging checks, and private Steam testing. I also tested the property-sale and Mortgage Ledger workflows through Steam, including Banking reconciliation and Save/Quit/Continue.
**Steam BuildID: 26574982**
Thanks to everyone who continues to play FOS and point out things that could work better. Sometimes the improvement is a deeper financial correction; other times it's changing a button so the player knows exactly what they're about to do.
Both matter.
If you run into an issue after updating, please post in Steam Discussions or contact [email protected]. Screenshots, the installed BuildID, and an exported save can be especially helpful.
Thanks for playing!
**Vitalis Interactive**
View on Steam
Another Family Office Simulator update is here. This is the second update today, and it focuses on something I take pretty seriously: making sure the financial consequences of a property sale are accurate and easy to understand before you commit.
## PROPERTY SALES — CASH REQUIRED TO CLOSE
While testing the property-sale system, I found a situation where a player could voluntarily sell a property even when the mortgage payoff and other modeled charges required more money than was available in Checking.
The sale could complete and leave Checking overdrawn.
That's been corrected.
- Voluntary property sales now check whether there's enough cash in Checking to cover the closing shortfall.
- If there isn't, the game tells you how much money is required, what's available, and exactly how much you're short.
- You can move available funds into Checking through Banking and review the sale again.
- Sales with sufficient funding continue normally.
- Forced bank sales and existing mortgage lockout rules retain their separate treatment.
The goal isn't to make selling property harder. It's to make sure the decision follows the same financial rules the rest of your family office is expected to follow.
## CLEARER SALE REVIEW
I've also improved the sale confirmation screen.
Sale prices, estimated disposition taxes, mortgage balances, prepayment penalties, and the final effect on Checking now display consistently to the cent.
There was a case where a fractional prepayment penalty could make the itemized calculation appear different from the final cash amount. That display issue has been fixed.
One more small but important change came directly from playtesting: the incoming-offer button now says **Review Offer** instead of **Accept**.
Clicking Review Offer lets you examine the financial details without completing the sale. The actual transaction only happens when you choose **Confirm Sale**.
## SUMTRAIL BOOKS — MORTGAGE LEDGER
The Mortgage Ledger has received another round of improvements.
- Clearer financial columns and more readable loan balances.
- Better layout at different UI scaling settings.
- Improved presentation of outstanding principal, monthly payments, rates, and maturity information.
- Click an eligible property's name in the ledger to open that property's corresponding Financing information.
These changes are intended to make it easier to manage multiple mortgages without constantly hunting through individual properties.
## EXISTING SAVES AND TESTING
**You do not need to start a new campaign.** Supported existing saves remain compatible.
This update doesn't rewrite past property sales or change the underlying tax and mortgage contracts. It corrects prospective sale affordability, improves the information shown to players, and makes existing financial tools easier to use.
The affected financial systems went through independent review, detailed transaction and save testing, Windows packaging checks, and private Steam testing. I also tested the property-sale and Mortgage Ledger workflows through Steam, including Banking reconciliation and Save/Quit/Continue.
**Steam BuildID: 26574982**
Thanks to everyone who continues to play FOS and point out things that could work better. Sometimes the improvement is a deeper financial correction; other times it's changing a button so the player knows exactly what they're about to do.
Both matter.
If you run into an issue after updating, please post in Steam Discussions or contact [email protected]. Screenshots, the installed BuildID, and an exported save can be especially helpful.
Thanks for playing!
**Vitalis Interactive**
# November 10 — Calendar, Financing & Rent History Update
Another Family Office Simulator update is here!
This one focuses on making information easier to find and actually use while running your family office.
Yesterday's update introduced closing deadlines for accepted property purchases. Today I'm building on that, along with a couple of improvements to financing clarity and tenant management.
## CALENDAR — PURCHASE AGREEMENTS YOU CAN ACT ON
Accepted property purchase agreements now appear in Calendar when they have an active closing deadline.
You'll see the property, its address and the month the agreement needs to close.
I've also added an **Open agreement in AcrePilot** button that takes you directly to that property's accepted terms. No hunting through the marketplace trying to find the right deal again.
Approved extensions update the Calendar deadline, and completed or expired agreements no longer appear as active purchase reminders.
The existing purchase-contract rules haven't changed. This makes those deadlines easier to keep track of and act on.
## ACREPILOT — CLEARER FINANCING INFORMATION
When you're reviewing a property in AcrePilot, the offering brief now shows your live Office checking balance beneath Preview Financing.
It's a small change, but an important one. If you're considering another property purchase, you should be able to see how much cash your office actually has without switching between applications.
The balance is there to help you compare available funds against the potential cash needed to close. It doesn't change lender requirements, financing eligibility or the actual purchase economics.
## DWELLINGDESK — LAST RECORDED RENT CHANGE
This one came from player feedback.
Residential tenant details now include **Last recorded rent change** beneath Current Rent.
When the game has reliable history, you'll see the effective month and year, how many in-game months have passed, and whether the change was an increase or decrease.
There's an important distinction here: older tenants, especially those already occupying a property when you acquired it, may not have enough recorded history to establish when their rent last changed.
In those cases, the game shows **Unknown** instead of making up a date. For tenancies tracked from the beginning with no recorded changes, it can show **Never recorded**.
This is a historical information improvement, not a change to rent calculations or eligibility rules.
## RELIABILITY AND EXISTING SAVES
I've also made some behind-the-scenes improvements to migration testing and production-build verification.
**You do not need to start a new campaign.** Supported existing saves remain compatible, and this update doesn't rewrite historical financial transactions or invent missing rent history.
The changes went through focused financial and save-integrity testing, packaged Windows testing and private Steam validation. I also tested the Steam-installed game, including the updated interfaces and Save/Quit/Continue, before approving this release.
**Steam BuildID: 26554110**
Thanks to everyone continuing to play Family Office Simulator and share feedback. Some of the best improvements come from players pointing out things that technically work but could be a whole lot easier to use.
That's something I'm going to keep working on.
If something doesn't behave correctly after updating, please let me know in Steam Discussions or email [email protected]. Screenshots, your installed BuildID and an exported save are helpful when investigating.
Thanks for playing!
**Vitalis Interactive**
View on Steam
Another Family Office Simulator update is here!
This one focuses on making information easier to find and actually use while running your family office.
Yesterday's update introduced closing deadlines for accepted property purchases. Today I'm building on that, along with a couple of improvements to financing clarity and tenant management.
## CALENDAR — PURCHASE AGREEMENTS YOU CAN ACT ON
Accepted property purchase agreements now appear in Calendar when they have an active closing deadline.
You'll see the property, its address and the month the agreement needs to close.
I've also added an **Open agreement in AcrePilot** button that takes you directly to that property's accepted terms. No hunting through the marketplace trying to find the right deal again.
Approved extensions update the Calendar deadline, and completed or expired agreements no longer appear as active purchase reminders.
The existing purchase-contract rules haven't changed. This makes those deadlines easier to keep track of and act on.
## ACREPILOT — CLEARER FINANCING INFORMATION
When you're reviewing a property in AcrePilot, the offering brief now shows your live Office checking balance beneath Preview Financing.
It's a small change, but an important one. If you're considering another property purchase, you should be able to see how much cash your office actually has without switching between applications.
The balance is there to help you compare available funds against the potential cash needed to close. It doesn't change lender requirements, financing eligibility or the actual purchase economics.
## DWELLINGDESK — LAST RECORDED RENT CHANGE
This one came from player feedback.
Residential tenant details now include **Last recorded rent change** beneath Current Rent.
When the game has reliable history, you'll see the effective month and year, how many in-game months have passed, and whether the change was an increase or decrease.
There's an important distinction here: older tenants, especially those already occupying a property when you acquired it, may not have enough recorded history to establish when their rent last changed.
In those cases, the game shows **Unknown** instead of making up a date. For tenancies tracked from the beginning with no recorded changes, it can show **Never recorded**.
This is a historical information improvement, not a change to rent calculations or eligibility rules.
## RELIABILITY AND EXISTING SAVES
I've also made some behind-the-scenes improvements to migration testing and production-build verification.
**You do not need to start a new campaign.** Supported existing saves remain compatible, and this update doesn't rewrite historical financial transactions or invent missing rent history.
The changes went through focused financial and save-integrity testing, packaged Windows testing and private Steam validation. I also tested the Steam-installed game, including the updated interfaces and Save/Quit/Continue, before approving this release.
**Steam BuildID: 26554110**
Thanks to everyone continuing to play Family Office Simulator and share feedback. Some of the best improvements come from players pointing out things that technically work but could be a whole lot easier to use.
That's something I'm going to keep working on.
If something doesn't behave correctly after updating, please let me know in Steam Discussions or email [email protected]. Screenshots, your installed BuildID and an exported save are helpful when investigating.
Thanks for playing!
**Vitalis Interactive**
# November 9 — Purchase Agreements, Navigation & Rent Roll Update
Another Family Office Simulator update is here!
This one addresses something a player recently pointed out that needed fixing: accepted property purchase prices could effectively stay locked indefinitely while you worked on financing or built up your cash.
That's not the kind of realism I want in FOS, so I've made some changes.
## ACREPILOT — PURCHASE AGREEMENTS NOW HAVE DEADLINES
When a seller accepts your purchase offer, you now have a defined window to complete the deal.
- **Closing deadlines:** Newly accepted offers remain available through the end of the following in-game month.
- **Extensions:** You can request one additional month, but the seller has to agree. Approval isn't guaranteed.
- **Clear warnings:** You'll see when an agreement is approaching expiration, including a warning before closing the final available month.
- **Better history:** Expired agreements are recorded in Negotiation History. The seller can then return the property to the market under new terms.
- **Decide Later:** You can leave an accepted-offer screen and continue managing your family office without accidentally withdrawing the agreement.
- **Clearer explanations:** Seller extension decisions and the consequences of letting an agreement expire are easier to understand.
These rules apply to newly accepted offers. Agreements already accepted in older saved campaigns aren't suddenly given retroactive deadlines.
The goal is to make property negotiations meaningful without adding unnecessary paperwork or artificial penalties.
## OPEN APPS — MORE CONSISTENT NAVIGATION
I've also improved how the taskbar handles your open applications.
Open apps now appear in the same consistent order as the Desktop launcher, regardless of which application you opened first.
Keyboard navigation and focus handling have also been improved, particularly when several applications are open.
## DWELLINGDESK — RENT ROLL READABILITY
The Rent Roll received another round of polish.
Tenant names, column headings, financial figures and selection controls should now be easier to read.
I've also improved contrast while preserving the table's existing layout and the amount of information you can see at once.
## EXISTING CAMPAIGNS
**You do not need to start a new game.**
Supported existing campaigns remain compatible, including previously accepted purchase terms under their original rules.
The update went through independent review, financial and save-integrity checks, packaged Windows testing and private Steam testing. I also reviewed the purchase-contract gameplay and updated interfaces through Steam before approving the release.
**Steam BuildID: 26527339**
Thanks to everyone who continues to play FOS and point out where things could be better. Player feedback has been a big part of making this a deeper, more realistic simulation, and I appreciate it.
If you run into an issue, please let me know in Steam Discussions or contact [email protected]. Your installed BuildID, screenshots and an exported save are especially helpful when troubleshooting.
Thanks for playing!
**Vitalis Interactive**
View on Steam
Another Family Office Simulator update is here!
This one addresses something a player recently pointed out that needed fixing: accepted property purchase prices could effectively stay locked indefinitely while you worked on financing or built up your cash.
That's not the kind of realism I want in FOS, so I've made some changes.
## ACREPILOT — PURCHASE AGREEMENTS NOW HAVE DEADLINES
When a seller accepts your purchase offer, you now have a defined window to complete the deal.
- **Closing deadlines:** Newly accepted offers remain available through the end of the following in-game month.
- **Extensions:** You can request one additional month, but the seller has to agree. Approval isn't guaranteed.
- **Clear warnings:** You'll see when an agreement is approaching expiration, including a warning before closing the final available month.
- **Better history:** Expired agreements are recorded in Negotiation History. The seller can then return the property to the market under new terms.
- **Decide Later:** You can leave an accepted-offer screen and continue managing your family office without accidentally withdrawing the agreement.
- **Clearer explanations:** Seller extension decisions and the consequences of letting an agreement expire are easier to understand.
These rules apply to newly accepted offers. Agreements already accepted in older saved campaigns aren't suddenly given retroactive deadlines.
The goal is to make property negotiations meaningful without adding unnecessary paperwork or artificial penalties.
## OPEN APPS — MORE CONSISTENT NAVIGATION
I've also improved how the taskbar handles your open applications.
Open apps now appear in the same consistent order as the Desktop launcher, regardless of which application you opened first.
Keyboard navigation and focus handling have also been improved, particularly when several applications are open.
## DWELLINGDESK — RENT ROLL READABILITY
The Rent Roll received another round of polish.
Tenant names, column headings, financial figures and selection controls should now be easier to read.
I've also improved contrast while preserving the table's existing layout and the amount of information you can see at once.
## EXISTING CAMPAIGNS
**You do not need to start a new game.**
Supported existing campaigns remain compatible, including previously accepted purchase terms under their original rules.
The update went through independent review, financial and save-integrity checks, packaged Windows testing and private Steam testing. I also reviewed the purchase-contract gameplay and updated interfaces through Steam before approving the release.
**Steam BuildID: 26527339**
Thanks to everyone who continues to play FOS and point out where things could be better. Player feedback has been a big part of making this a deeper, more realistic simulation, and I appreciate it.
If you run into an issue, please let me know in Steam Discussions or contact [email protected]. Your installed BuildID, screenshots and an exported save are especially helpful when troubleshooting.
Thanks for playing!
**Vitalis Interactive**
# November 8 — DAF Controls & Financial Clarity Update
Another Family Office Simulator update is here!
This one addresses something players have specifically asked about: **having more control over where their money goes under the Permanent Endowment policy.**
Previously, eligible monthly surplus could automatically move into the Foundation's donor-advised fund (DAF). That could become a substantial commitment as your family office grew.
You now have more control over those future transfers.
### PERMANENT ENDOWMENT — NEW CONTROLS
You can now choose between three settings:
- **Standard:** Keep the existing automatic overflow formula without an additional monthly dollar cap.
- **Monthly Dollar Cap:** Set the maximum amount that can automatically move into the DAF each month.
- **Paused:** Temporarily stop monthly DAF overflow while keeping normal Capital Reserve funding active.
You can revisit these settings in Headquarters and resume your previous contribution limit when you're ready.
The enrollment screen also explains the financial consequences before you commit.
Importantly, these controls apply to future monthly overflow. They don't reverse previous contributions, and the separate annual December Foundation contribution continues under its existing rules.
### ACCOUNTING & FINANCIAL CLARITY
I've also made several improvements to the financial interface:
- Improved net-worth chart labels, especially when values are very close together.
- Improved Headquarters' DAF policy controls, readability and presentation.
- Clearer explanations of monthly contribution limits and their potential effects.
- Better handling of unavailable Foundation information.
- More accurate presentation of small financial amounts and zero-value movements.
These are intended to make the game easier to understand without changing the underlying financial calculations unnecessarily.
### EXISTING CAMPAIGNS
**You don't need to start a new game.**
Existing Permanent Endowment policies retain their current behavior unless you choose to change the monthly overflow setting.
This update passed independent review, financial reconciliation, native Windows testing and private Steam testing. I also personally tested the Steam-installed build, including DAF transactions, month closing, saving, quitting, restarting and continuing the campaign.
**Steam BuildID: 26523479**
Thanks to everyone who keeps playing, asking questions and pointing out ways Family Office Simulator can improve.
The goal remains the same: a realistic, engaging financial simulation that teaches you something along the way without turning every decision into unnecessary paperwork.
If you run into an issue, please let me know in Steam Discussions or contact [email protected].
Thanks for playing!
**Vitalis Interactive**
View on Steam
Another Family Office Simulator update is here!
This one addresses something players have specifically asked about: **having more control over where their money goes under the Permanent Endowment policy.**
Previously, eligible monthly surplus could automatically move into the Foundation's donor-advised fund (DAF). That could become a substantial commitment as your family office grew.
You now have more control over those future transfers.
### PERMANENT ENDOWMENT — NEW CONTROLS
You can now choose between three settings:
- **Standard:** Keep the existing automatic overflow formula without an additional monthly dollar cap.
- **Monthly Dollar Cap:** Set the maximum amount that can automatically move into the DAF each month.
- **Paused:** Temporarily stop monthly DAF overflow while keeping normal Capital Reserve funding active.
You can revisit these settings in Headquarters and resume your previous contribution limit when you're ready.
The enrollment screen also explains the financial consequences before you commit.
Importantly, these controls apply to future monthly overflow. They don't reverse previous contributions, and the separate annual December Foundation contribution continues under its existing rules.
### ACCOUNTING & FINANCIAL CLARITY
I've also made several improvements to the financial interface:
- Improved net-worth chart labels, especially when values are very close together.
- Improved Headquarters' DAF policy controls, readability and presentation.
- Clearer explanations of monthly contribution limits and their potential effects.
- Better handling of unavailable Foundation information.
- More accurate presentation of small financial amounts and zero-value movements.
These are intended to make the game easier to understand without changing the underlying financial calculations unnecessarily.
### EXISTING CAMPAIGNS
**You don't need to start a new game.**
Existing Permanent Endowment policies retain their current behavior unless you choose to change the monthly overflow setting.
This update passed independent review, financial reconciliation, native Windows testing and private Steam testing. I also personally tested the Steam-installed build, including DAF transactions, month closing, saving, quitting, restarting and continuing the campaign.
**Steam BuildID: 26523479**
Thanks to everyone who keeps playing, asking questions and pointing out ways Family Office Simulator can improve.
The goal remains the same: a realistic, engaging financial simulation that teaches you something along the way without turning every decision into unnecessary paperwork.
If you run into an issue, please let me know in Steam Discussions or contact [email protected].
Thanks for playing!
**Vitalis Interactive**
# November 8 — Security & Runtime Maintenance Update
A small maintenance update for Family Office Simulator is now available.
This update brings the game's underlying Electron runtime from 44.9.3 to **44.10.2**, incorporating upstream security and stability fixes to the components that run FOS on Windows.
**What's changed:**
- Updated the Electron runtime and its underlying components.
- Verified Windows packaging and Steamworks compatibility.
- Completed independent review and native Windows testing.
- Tested Steam launch, overlay, and Save/Quit/Continue.
**There are no changes to gameplay mechanics, financial calculations, or saved-game formats in this update.**
Existing campaigns remain compatible.
Thanks for playing and for continuing to support Family Office Simulator!
**Vitalis Interactive**
View on Steam
A small maintenance update for Family Office Simulator is now available.
This update brings the game's underlying Electron runtime from 44.9.3 to **44.10.2**, incorporating upstream security and stability fixes to the components that run FOS on Windows.
**What's changed:**
- Updated the Electron runtime and its underlying components.
- Verified Windows packaging and Steamworks compatibility.
- Completed independent review and native Windows testing.
- Tested Steam launch, overlay, and Save/Quit/Continue.
**There are no changes to gameplay mechanics, financial calculations, or saved-game formats in this update.**
Existing campaigns remain compatible.
Thanks for playing and for continuing to support Family Office Simulator!
**Vitalis Interactive**
# Property LLC Choices, Performance & Accounting Update
Another Family Office Simulator update is here!
This one brings a feature I've wanted to get into the game for a while: more control over how you own your properties. I've also been working on performance, especially the frustrating pauses that can happen as a family office grows, along with another round of Accounting improvements.
## PROPERTY OWNERSHIP — NEW OR EXISTING LLC
When closing on a property through AcrePilot, you can now choose to establish a new LLC or use an existing qualified LLC.
There are actual costs to consider:
- **New LLC:** $500 one-time modeled setup charge, plus $10 per month in administration.
- **Existing LLC:** No additional setup charge, and no second monthly administration fee just because you buy another property under it.
- **Multiple properties:** An LLC can hold more than one eligible property. The monthly fee is charged per LLC, not per building.
Lender requirements still matter. Some financing arrangements restrict which entities can own the property, and the game enforces those restrictions during closing.
These are simplified in-game administrative costs, not a full simulation of state filing fees, liability protection, or tax advantages.
## BETTER LLC MANAGEMENT IN ACCOUNTING
Sumtrail Books now provides a clearer view of your property LLCs.
You can see which properties belong to each current LLC, how much administration costs, and when charges were recorded.
Older saved properties also retain their recorded LLC names. Those historical names aren't automatically turned into newly registered entities or charged retroactive fees.
I've cleaned up the screen so you're looking at useful ownership and financial information instead of internal record identifiers.
## PERFORMANCE — A MORE RESPONSIVE GAME
I've made substantial changes to how the game processes some of its heavier operations.
Close Month and loading existing campaigns now perform more of their work without tying up the game interface. You should see feedback sooner instead of the application appearing frozen while it works through a large amount of financial history.
Month-close results may also appear together rather than updating one number at a time. That's a presentation change, not a change to how the financial calculations work.
I've also improved the responsiveness of the property-management company comparison screens, particularly for larger portfolios.
Very large and complicated campaigns can still take time to process, and memory usage remains an area I'm continuing to work on. I don't want to claim every performance issue is solved, but this is a meaningful improvement.
## CLEARER CASH FLOW AND FINANCIAL REPORTING
The Upcoming Close Cash Outlook has received another round of polish.
- Cleaner payment and income breakdowns.
- Easier-to-understand descriptions of projected cash.
- Clearer mortgage principal and interest information without double-counting.
- More readable subscription and property-management charges.
- Better explanations of estimated taxes and excluded transactions.
- Removed internal identifiers and technical wording that didn't belong in the player interface.
The underlying financial calculations haven't been changed just to make these screens look better.
## EXISTING SAVES AND TESTING
**You do not need to start a new campaign.**
Supported older saves remain compatible with the current game. As noted in the previous update, campaigns upgraded to the newer save format should be continued using an updated version of FOS. Please keep all computers you use for FOS up to date.
This release went through independent review, packaged Windows testing, financial and save-integrity checks, and private Steam testing.
I also personally tested the Steam-installed build using an existing campaign, including property purchases, LLC ownership, month closing, saving, fully quitting, restarting through Steam, and continuing the same save.
**Steam BuildID: 26514730**
Thanks to everyone who has been playing, reporting issues, and suggesting improvements. I'm going to keep working on making FOS a deeper and more realistic simulation without burying the player in unnecessary work.
If something isn't behaving correctly, please let me know in Steam Discussions or contact [email protected]. Screenshots, your BuildID and an exported save are particularly helpful.
Thanks for playing!
**Vitalis Interactive**
View on Steam
Another Family Office Simulator update is here!
This one brings a feature I've wanted to get into the game for a while: more control over how you own your properties. I've also been working on performance, especially the frustrating pauses that can happen as a family office grows, along with another round of Accounting improvements.
## PROPERTY OWNERSHIP — NEW OR EXISTING LLC
When closing on a property through AcrePilot, you can now choose to establish a new LLC or use an existing qualified LLC.
There are actual costs to consider:
- **New LLC:** $500 one-time modeled setup charge, plus $10 per month in administration.
- **Existing LLC:** No additional setup charge, and no second monthly administration fee just because you buy another property under it.
- **Multiple properties:** An LLC can hold more than one eligible property. The monthly fee is charged per LLC, not per building.
Lender requirements still matter. Some financing arrangements restrict which entities can own the property, and the game enforces those restrictions during closing.
These are simplified in-game administrative costs, not a full simulation of state filing fees, liability protection, or tax advantages.
## BETTER LLC MANAGEMENT IN ACCOUNTING
Sumtrail Books now provides a clearer view of your property LLCs.
You can see which properties belong to each current LLC, how much administration costs, and when charges were recorded.
Older saved properties also retain their recorded LLC names. Those historical names aren't automatically turned into newly registered entities or charged retroactive fees.
I've cleaned up the screen so you're looking at useful ownership and financial information instead of internal record identifiers.
## PERFORMANCE — A MORE RESPONSIVE GAME
I've made substantial changes to how the game processes some of its heavier operations.
Close Month and loading existing campaigns now perform more of their work without tying up the game interface. You should see feedback sooner instead of the application appearing frozen while it works through a large amount of financial history.
Month-close results may also appear together rather than updating one number at a time. That's a presentation change, not a change to how the financial calculations work.
I've also improved the responsiveness of the property-management company comparison screens, particularly for larger portfolios.
Very large and complicated campaigns can still take time to process, and memory usage remains an area I'm continuing to work on. I don't want to claim every performance issue is solved, but this is a meaningful improvement.
## CLEARER CASH FLOW AND FINANCIAL REPORTING
The Upcoming Close Cash Outlook has received another round of polish.
- Cleaner payment and income breakdowns.
- Easier-to-understand descriptions of projected cash.
- Clearer mortgage principal and interest information without double-counting.
- More readable subscription and property-management charges.
- Better explanations of estimated taxes and excluded transactions.
- Removed internal identifiers and technical wording that didn't belong in the player interface.
The underlying financial calculations haven't been changed just to make these screens look better.
## EXISTING SAVES AND TESTING
**You do not need to start a new campaign.**
Supported older saves remain compatible with the current game. As noted in the previous update, campaigns upgraded to the newer save format should be continued using an updated version of FOS. Please keep all computers you use for FOS up to date.
This release went through independent review, packaged Windows testing, financial and save-integrity checks, and private Steam testing.
I also personally tested the Steam-installed build using an existing campaign, including property purchases, LLC ownership, month closing, saving, fully quitting, restarting through Steam, and continuing the same save.
**Steam BuildID: 26514730**
Thanks to everyone who has been playing, reporting issues, and suggesting improvements. I'm going to keep working on making FOS a deeper and more realistic simulation without burying the player in unnecessary work.
If something isn't behaving correctly, please let me know in Steam Discussions or contact [email protected]. Screenshots, your BuildID and an exported save are particularly helpful.
Thanks for playing!
**Vitalis Interactive**
# November 3 — Property Ownership, Accounting & Save Reliability Update
Another Family Office Simulator update is here!
This one has taken a little longer than my usual updates. A lot of the work involved improving how the game handles property ownership records, older financial transactions, and saved campaigns. I've also made some improvements to Accounting, property sales, and loading performance.
The goal is the same as always: make FOS more realistic and dependable without making it more complicated than it needs to be.
### PROPERTY OWNERSHIP & LLC RECORDS
I've improved how FOS tracks the entities associated with your properties.
- Property entity records now have more reliable internal identities instead of relying solely on LLC names.
- Properties with similarly named entities are easier to distinguish.
- Selling a property no longer incorrectly removes a retained entity record needed by another property.
- Accounting provides clearer information about modeled property associations.
This is an improvement to the existing ownership system, not yet the full ability to choose between forming a new LLC and purchasing under an existing one. That remains something I'm working toward.
### ACCOUNTING & PROPERTY SALES
I've made several improvements to how financial information is presented.
- Clearer entity references and property associations in Books.
- Improved readability of financial summaries, including at higher UI scaling.
- More detailed property-sale confirmations showing the estimated financial impact before completing a transaction.
- Better handling of sale-related saving and recovery situations.
The idea is to give you the information you need before making a decision, rather than leaving you trying to figure out where the money went afterward.
### HISTORICAL FINANCIAL RELIABILITY
This update also includes corrections to several less-visible financial systems.
- Improved handling of certain valid historical transactions that could otherwise interfere with Close Month.
- Corrected a mortgage save-acknowledgement problem that could affect later mortgage actions.
- Improved handling of historical date information and Dynasty-related labels.
- Strengthened consistency between saved financial records, property transactions, and subsequent gameplay.
These corrections are intended to help longer-running campaigns continue without rewriting legitimate financial history.
### SAVE COMPATIBILITY — IMPORTANT
Supported older v13 and v14 campaigns now automatically upgrade to the newer v15 save format when you Continue.
You do not need to start a new game or manually convert your save.
The original pre-upgrade save is preserved locally on the computer where the upgrade occurs.
**One important thing to know:** Once your campaign has progressed in v15, an older version of FOS cannot load that newer progress. Please keep FOS updated on every computer you use. The preserved original is local to the computer where the upgrade occurred and is not a Steam Cloud backup.
Some historically invalid or unverifiable saves may still be refused rather than having financial records guessed or changed.
### PERFORMANCE & DESKTOP IMPROVEMENTS
I've also worked on reducing unnecessary processing when continuing larger campaigns.
Controlled testing showed substantial improvements to loading responsiveness, especially in larger portfolios. Results will naturally vary depending on your computer and the size and history of your family office.
The update also includes underlying desktop runtime and reliability improvements.
### WHAT'S NEXT?
Now that this work is coming together, I'm looking forward to spending more time on the gameplay itself.
I want to continue improving the decisions involved in owning and operating a growing family office, including property ownership structures, more meaningful real estate transactions, and the actual costs and tradeoffs that come with those choices.
Thank you to everyone who has played, sent suggestions, or helped me track down problems. I really appreciate it.
If something isn't working correctly after updating, please let me know in Steam Discussions or email [email protected].
**Steam BuildID: 26410863**
Thanks for playing!
**Vitalis Interactive**
View on Steam
Another Family Office Simulator update is here!
This one has taken a little longer than my usual updates. A lot of the work involved improving how the game handles property ownership records, older financial transactions, and saved campaigns. I've also made some improvements to Accounting, property sales, and loading performance.
The goal is the same as always: make FOS more realistic and dependable without making it more complicated than it needs to be.
### PROPERTY OWNERSHIP & LLC RECORDS
I've improved how FOS tracks the entities associated with your properties.
- Property entity records now have more reliable internal identities instead of relying solely on LLC names.
- Properties with similarly named entities are easier to distinguish.
- Selling a property no longer incorrectly removes a retained entity record needed by another property.
- Accounting provides clearer information about modeled property associations.
This is an improvement to the existing ownership system, not yet the full ability to choose between forming a new LLC and purchasing under an existing one. That remains something I'm working toward.
### ACCOUNTING & PROPERTY SALES
I've made several improvements to how financial information is presented.
- Clearer entity references and property associations in Books.
- Improved readability of financial summaries, including at higher UI scaling.
- More detailed property-sale confirmations showing the estimated financial impact before completing a transaction.
- Better handling of sale-related saving and recovery situations.
The idea is to give you the information you need before making a decision, rather than leaving you trying to figure out where the money went afterward.
### HISTORICAL FINANCIAL RELIABILITY
This update also includes corrections to several less-visible financial systems.
- Improved handling of certain valid historical transactions that could otherwise interfere with Close Month.
- Corrected a mortgage save-acknowledgement problem that could affect later mortgage actions.
- Improved handling of historical date information and Dynasty-related labels.
- Strengthened consistency between saved financial records, property transactions, and subsequent gameplay.
These corrections are intended to help longer-running campaigns continue without rewriting legitimate financial history.
### SAVE COMPATIBILITY — IMPORTANT
Supported older v13 and v14 campaigns now automatically upgrade to the newer v15 save format when you Continue.
You do not need to start a new game or manually convert your save.
The original pre-upgrade save is preserved locally on the computer where the upgrade occurs.
**One important thing to know:** Once your campaign has progressed in v15, an older version of FOS cannot load that newer progress. Please keep FOS updated on every computer you use. The preserved original is local to the computer where the upgrade occurred and is not a Steam Cloud backup.
Some historically invalid or unverifiable saves may still be refused rather than having financial records guessed or changed.
### PERFORMANCE & DESKTOP IMPROVEMENTS
I've also worked on reducing unnecessary processing when continuing larger campaigns.
Controlled testing showed substantial improvements to loading responsiveness, especially in larger portfolios. Results will naturally vary depending on your computer and the size and history of your family office.
The update also includes underlying desktop runtime and reliability improvements.
### WHAT'S NEXT?
Now that this work is coming together, I'm looking forward to spending more time on the gameplay itself.
I want to continue improving the decisions involved in owning and operating a growing family office, including property ownership structures, more meaningful real estate transactions, and the actual costs and tradeoffs that come with those choices.
Thank you to everyone who has played, sent suggestions, or helped me track down problems. I really appreciate it.
If something isn't working correctly after updating, please let me know in Steam Discussions or email [email protected].
**Steam BuildID: 26410863**
Thanks for playing!
**Vitalis Interactive**
# October 25 — AcrePilot Marketplace & Property Building Age Update
Another Family Office Simulator update is here!
This one focuses on making AcrePilot easier to navigate, keeping completed negotiations from cluttering your active opportunities, and giving you more useful information about the real estate you own.
I've also corrected some misleading negotiation-history wording that could make an old rejected offer appear as though it was still active months later.
## ACREPILOT — CLEARER PROPERTY OPPORTUNITIES
When you withdraw from a property negotiation, that exact closed listing will no longer remain in your actionable marketplace results.
Previously, it was possible to see a property in AcrePilot even though the game correctly refused to let you negotiate that particular listing again.
Now:
- Closed listing opportunities are removed from actionable results.
- Negotiation History retains the original offers, outcomes and records.
- A legitimate later reprice or relisting can create a new opportunity without reopening the old negotiation.
- Available opportunities receive priority over historical records in the marketplace layout.
- Empty results now better distinguish between restrictive filters and a market with no currently actionable opportunities.
Your decisions still have consequences. The difference is that AcrePilot should no longer present a closed opportunity as something you can pursue.
## NEGOTIATION HISTORY — MORE ACCURATE INFORMATION
I've corrected a presentation issue involving old rejected offers.
A historical rejection could previously say that the negotiation "remains active," even when your campaign had advanced several months and the negotiation was no longer open.
Historical receipts now describe what was possible **at the time of the seller's response**. If you have an active negotiation today, you can find the available actions through Active Negotiations.
The underlying offer amounts, seller decisions, accepted prices and completed transactions have not been changed.
## PROPERTY MANAGEMENT — CONSTRUCTION YEAR & BUILDING AGE
You can now see when your owned properties were constructed and approximately how old they are.
For example, a building constructed in 1985 will display an age of approximately 41 years when your campaign reaches 2026.
I've also expanded property sorting to five options:
- Oldest acquired
- Newest acquired
- Name
- Oldest building
- Newest building
Properties without a reliable construction year are identified honestly instead of being assigned an invented age.
There's also an optional explanation of how the age is calculated. Construction age does not currently create new maintenance penalties or automatically determine physical condition. Those are separate systems that deserve proper modeling.
## VISUAL & USABILITY IMPROVEMENTS
AcrePilot has received additional presentation work, including improvements to offering-brief hierarchy, representative property imagery, filters, historical receipts and keyboard navigation.
I've continued refining the interface at different window sizes and UI scales while preserving FOS's navy-and-gold identity.
## EXISTING CAMPAIGNS
**You do not need to start a new game.**
This update does not change the game's financial calculations, mortgage contracts, seller resolution rules, or existing transaction history.
The update underwent independent review, Windows application testing and private Steam validation. I also tested the final Steam-installed build, including saving, fully quitting, relaunching and reopening historical negotiation records.
**Steam BuildID: 26200717**
Thank you to everyone continuing to play, share suggestions and report problems.
My goal is to keep making Family Office Simulator feel more like managing a real financial institution, with meaningful decisions, understandable consequences and less unnecessary administrative friction.
There's still plenty more to build.
If something doesn't look right after updating, please post in Discussions or contact [email protected].
Thanks for playing!
**Vitalis Interactive**
View on Steam
Another Family Office Simulator update is here!
This one focuses on making AcrePilot easier to navigate, keeping completed negotiations from cluttering your active opportunities, and giving you more useful information about the real estate you own.
I've also corrected some misleading negotiation-history wording that could make an old rejected offer appear as though it was still active months later.
## ACREPILOT — CLEARER PROPERTY OPPORTUNITIES
When you withdraw from a property negotiation, that exact closed listing will no longer remain in your actionable marketplace results.
Previously, it was possible to see a property in AcrePilot even though the game correctly refused to let you negotiate that particular listing again.
Now:
- Closed listing opportunities are removed from actionable results.
- Negotiation History retains the original offers, outcomes and records.
- A legitimate later reprice or relisting can create a new opportunity without reopening the old negotiation.
- Available opportunities receive priority over historical records in the marketplace layout.
- Empty results now better distinguish between restrictive filters and a market with no currently actionable opportunities.
Your decisions still have consequences. The difference is that AcrePilot should no longer present a closed opportunity as something you can pursue.
## NEGOTIATION HISTORY — MORE ACCURATE INFORMATION
I've corrected a presentation issue involving old rejected offers.
A historical rejection could previously say that the negotiation "remains active," even when your campaign had advanced several months and the negotiation was no longer open.
Historical receipts now describe what was possible **at the time of the seller's response**. If you have an active negotiation today, you can find the available actions through Active Negotiations.
The underlying offer amounts, seller decisions, accepted prices and completed transactions have not been changed.
## PROPERTY MANAGEMENT — CONSTRUCTION YEAR & BUILDING AGE
You can now see when your owned properties were constructed and approximately how old they are.
For example, a building constructed in 1985 will display an age of approximately 41 years when your campaign reaches 2026.
I've also expanded property sorting to five options:
- Oldest acquired
- Newest acquired
- Name
- Oldest building
- Newest building
Properties without a reliable construction year are identified honestly instead of being assigned an invented age.
There's also an optional explanation of how the age is calculated. Construction age does not currently create new maintenance penalties or automatically determine physical condition. Those are separate systems that deserve proper modeling.
## VISUAL & USABILITY IMPROVEMENTS
AcrePilot has received additional presentation work, including improvements to offering-brief hierarchy, representative property imagery, filters, historical receipts and keyboard navigation.
I've continued refining the interface at different window sizes and UI scales while preserving FOS's navy-and-gold identity.
## EXISTING CAMPAIGNS
**You do not need to start a new game.**
This update does not change the game's financial calculations, mortgage contracts, seller resolution rules, or existing transaction history.
The update underwent independent review, Windows application testing and private Steam validation. I also tested the final Steam-installed build, including saving, fully quitting, relaunching and reopening historical negotiation records.
**Steam BuildID: 26200717**
Thank you to everyone continuing to play, share suggestions and report problems.
My goal is to keep making Family Office Simulator feel more like managing a real financial institution, with meaningful decisions, understandable consequences and less unnecessary administrative friction.
There's still plenty more to build.
If something doesn't look right after updating, please post in Discussions or contact [email protected].
Thanks for playing!
**Vitalis Interactive**
# October 23 - Mortgage Repayment & Refinancing Update
Another Family Office Simulator update is live, and this one has been on my list for a while.
One of the earlier player suggestions was to have more control over mortgage repayments instead of just making the scheduled payment every month or paying off the entire loan.
That was a fair request. If we're going to simulate running a family office, managing debt should involve actual financial decisions.
This update adds that control, along with some improvements to refinancing and how the game handles existing saves.
## EXTRA MORTGAGE PRINCIPAL PAYMENTS
Eligible new Relationship Bank mortgages now support voluntary principal payments.
- Make additional principal payments starting at $10,000, in $10,000 increments.
- See the early-payment premium before confirming.
- Review exactly how much will leave Checking.
- See how the payment affects outstanding principal, projected interest costs, and the balance remaining at maturity.
- Compare projected savings before and after the prepayment premium.
Extra payments reduce your outstanding debt and future interest, but they don't automatically lower your scheduled monthly principal-and-interest payment.
You also can't use the partial-payment option to retire the entire loan. Full payoff remains a separate action.
## TWO RELATIONSHIP BANK CONTRACT OPTIONS
New qualifying Relationship Bank loans now offer two different repayment structures.
**Relationship Standard**
- The bank's standard interest-rate pricing.
- Early-payment premiums of 5%, 4%, 3%, 2%, and 1% during loan years 1 through 5.
**Relationship Flexible**
- Available with Banking reputation of at least 80 and the required loan qualification.
- Interest rate 0.50 percentage points higher than Standard.
- Lower early-payment premiums of 1%, 1%, 1%, 0%, and 0% during years 1 through 5.
Neither option has a voluntary prepayment premium after year 5.
This gives you a real tradeoff. Standard is cheaper on interest, while Flexible can make sense if you expect to pay down or refinance your debt earlier.
## CLEARER REFINANCING
I've also made some changes to the refinancing screen.
It now provides a more useful breakdown of the transaction, including:
- New mortgage proceeds.
- Existing mortgage principal being paid off.
- Any applicable prepayment premium.
- New loan origination fees.
- Actual cash coming into or leaving Checking.
Interest rates, monthly payments, loan terms, maturity obligations, and balloon balances are still part of the decision.
The goal is to make it easier to understand what a refinance actually costs rather than just showing a new loan amount and a button to confirm.
## EXISTING SAVES
You can continue your existing campaign. No new game is required.
The first qualifying new Relationship Bank contract automatically updates the campaign's save format. The game handles that internally and preserves a copy of the original pre-upgrade save on the computer where the upgrade happens.
One important note: once upgraded, later campaign progress requires the current game version. Older builds may not be able to open it. Please keep FOS updated on any computer you use to play. The preserved original copy is local and is not a Steam Cloud backup; going back to it would lose progress made afterward.
Existing mortgages keep their original contractual terms. They do not automatically gain the new partial-payment rights, although eligible new financing or refinancing can offer the new contracts.
## TESTING
This update went through financial reconciliation, independent reviews, native Windows testing, and private Steam testing before release.
I also played through refinancing, an additional principal payment, the corresponding Checking transactions, Month Close, and multiple Save/Quit/Continue cycles on the actual Steam build.
**Public BuildID: 26173311**
A special thank you to the players who suggested better mortgage management and repayment options. This is exactly the kind of feedback that helps me make FOS more realistic.
There's still plenty I want to improve, but I'm happy to finally get this one into your hands.
Thanks again for playing and supporting Family Office Simulator!
- Vitalis Interactive
View on Steam
Another Family Office Simulator update is live, and this one has been on my list for a while.
One of the earlier player suggestions was to have more control over mortgage repayments instead of just making the scheduled payment every month or paying off the entire loan.
That was a fair request. If we're going to simulate running a family office, managing debt should involve actual financial decisions.
This update adds that control, along with some improvements to refinancing and how the game handles existing saves.
## EXTRA MORTGAGE PRINCIPAL PAYMENTS
Eligible new Relationship Bank mortgages now support voluntary principal payments.
- Make additional principal payments starting at $10,000, in $10,000 increments.
- See the early-payment premium before confirming.
- Review exactly how much will leave Checking.
- See how the payment affects outstanding principal, projected interest costs, and the balance remaining at maturity.
- Compare projected savings before and after the prepayment premium.
Extra payments reduce your outstanding debt and future interest, but they don't automatically lower your scheduled monthly principal-and-interest payment.
You also can't use the partial-payment option to retire the entire loan. Full payoff remains a separate action.
## TWO RELATIONSHIP BANK CONTRACT OPTIONS
New qualifying Relationship Bank loans now offer two different repayment structures.
**Relationship Standard**
- The bank's standard interest-rate pricing.
- Early-payment premiums of 5%, 4%, 3%, 2%, and 1% during loan years 1 through 5.
**Relationship Flexible**
- Available with Banking reputation of at least 80 and the required loan qualification.
- Interest rate 0.50 percentage points higher than Standard.
- Lower early-payment premiums of 1%, 1%, 1%, 0%, and 0% during years 1 through 5.
Neither option has a voluntary prepayment premium after year 5.
This gives you a real tradeoff. Standard is cheaper on interest, while Flexible can make sense if you expect to pay down or refinance your debt earlier.
## CLEARER REFINANCING
I've also made some changes to the refinancing screen.
It now provides a more useful breakdown of the transaction, including:
- New mortgage proceeds.
- Existing mortgage principal being paid off.
- Any applicable prepayment premium.
- New loan origination fees.
- Actual cash coming into or leaving Checking.
Interest rates, monthly payments, loan terms, maturity obligations, and balloon balances are still part of the decision.
The goal is to make it easier to understand what a refinance actually costs rather than just showing a new loan amount and a button to confirm.
## EXISTING SAVES
You can continue your existing campaign. No new game is required.
The first qualifying new Relationship Bank contract automatically updates the campaign's save format. The game handles that internally and preserves a copy of the original pre-upgrade save on the computer where the upgrade happens.
One important note: once upgraded, later campaign progress requires the current game version. Older builds may not be able to open it. Please keep FOS updated on any computer you use to play. The preserved original copy is local and is not a Steam Cloud backup; going back to it would lose progress made afterward.
Existing mortgages keep their original contractual terms. They do not automatically gain the new partial-payment rights, although eligible new financing or refinancing can offer the new contracts.
## TESTING
This update went through financial reconciliation, independent reviews, native Windows testing, and private Steam testing before release.
I also played through refinancing, an additional principal payment, the corresponding Checking transactions, Month Close, and multiple Save/Quit/Continue cycles on the actual Steam build.
**Public BuildID: 26173311**
A special thank you to the players who suggested better mortgage management and repayment options. This is exactly the kind of feedback that helps me make FOS more realistic.
There's still plenty I want to improve, but I'm happy to finally get this one into your hands.
Thanks again for playing and supporting Family Office Simulator!
- Vitalis Interactive
# October 21 - Choose Your Founder's Age & New Game Improvements
Today's Family Office Simulator update brings two player-requested improvements to New Game.
**CHOOSE YOUR FOUNDER'S STARTING AGE**
You can now select your founder's starting age instead of relying entirely on a random result.
- Choose any whole-number age from 25 to 70.
- Available across The Grind, The Inheritance, and The Windfall.
- Prefer a surprise? The Randomize button is still there.
- Your selected age is displayed before you launch your family office.
Starting age also affects the existing succession timeline. A younger founder has more potential time to establish the office, while an older founder may need to think about succession much sooner.
**REMEMBERED FOUNDER NAMES**
New Game can now remember the first and last names from your last successfully created founder on that device.
- Names automatically appear the next time you start a new campaign.
- Both names remain fully editable.
- Use Clear remembered names whenever you want to start fresh.
**EXISTING CAMPAIGNS**
Your existing saves, founder ages, and identities are unchanged. You do not need to restart an existing campaign to continue playing.
These new customization options apply when creating a new campaign. Starting cash, banking terms, and the underlying financial simulation have not been changed by this update.
The release was tested through the private Steam branch, including Steam launch, overlay, New Game, Save, Quit, restart, and Continue.
**Public BuildID: 26086237**
Thank you to everyone who keeps sharing feedback and suggestions. I appreciate it, and I'm continuing to work on making Family Office Simulator more realistic, useful, and enjoyable.
If you run into a problem, please let me know on Steam or contact [email protected].
View on Steam
Today's Family Office Simulator update brings two player-requested improvements to New Game.
**CHOOSE YOUR FOUNDER'S STARTING AGE**
You can now select your founder's starting age instead of relying entirely on a random result.
- Choose any whole-number age from 25 to 70.
- Available across The Grind, The Inheritance, and The Windfall.
- Prefer a surprise? The Randomize button is still there.
- Your selected age is displayed before you launch your family office.
Starting age also affects the existing succession timeline. A younger founder has more potential time to establish the office, while an older founder may need to think about succession much sooner.
**REMEMBERED FOUNDER NAMES**
New Game can now remember the first and last names from your last successfully created founder on that device.
- Names automatically appear the next time you start a new campaign.
- Both names remain fully editable.
- Use Clear remembered names whenever you want to start fresh.
**EXISTING CAMPAIGNS**
Your existing saves, founder ages, and identities are unchanged. You do not need to restart an existing campaign to continue playing.
These new customization options apply when creating a new campaign. Starting cash, banking terms, and the underlying financial simulation have not been changed by this update.
The release was tested through the private Steam branch, including Steam launch, overlay, New Game, Save, Quit, restart, and Continue.
**Public BuildID: 26086237**
Thank you to everyone who keeps sharing feedback and suggestions. I appreciate it, and I'm continuing to work on making Family Office Simulator more realistic, useful, and enjoyable.
If you run into a problem, please let me know on Steam or contact [email protected].
# October 20 — Line of Credit, Succession & Financial Clarity Update
Another Family Office Simulator update is here!
This release focuses on making important financial decisions easier to understand, correcting a frustrating Line of Credit situation, and improving how succession information is presented.
The goal is simple: when you make a financial decision, the game should show you what it means, apply the consequences consistently, and never penalize you for already doing the right thing.
## LINE OF CREDIT — SEE THE COST BEFORE YOU BORROW
The Banking app now shows a detailed interest preview when drawing from your Line of Credit.
Before confirming a draw, you can see:
- Your proposed draw amount.
- Current and projected LOC balances.
- Current and projected monthly interest.
- The additional monthly interest created by the draw.
The estimate uses your current modeled LOC rate and the game's existing monthly interest calculation, including its rounding behavior. It is a monthly estimate, not a binding or prorated quote.
You can now compare the borrowing cost against your expected cash flow without having to calculate it separately.
## FAIRER LOC CRISIS DECISIONS
We've corrected two issues involving Line of Credit repayment warnings.
**Repayments must actually be affordable.**
An LOC repayment offered through a crisis message now follows the same Checking-balance and repayment safeguards as Banking. An unaffordable payment is refused without moving money or falsely completing the decision.
**Already met the repayment goal? You shouldn't be punished.**
Previously, a player could receive an LOC warning, repay the debt directly through Banking, and still be left with a pending advisory demanding the original repayment. Close Month could then remain blocked unless the player accepted an unnecessary reputation penalty.
When the existing advisory's repayment goal has already been satisfied, it can now be explicitly closed without another payment or the reputation penalty.
The underlying LOC limits, rates and crisis rules have not been relaxed.
## SUCCESSION — CLEARER FINANCIAL DISCLOSURES
Succession can have major financial consequences, and the game needs to explain them accurately.
The Reading now gives greater prominence to the recorded settlement charge, the financial basis, and the modeled terms.
We've also clarified that FOS uses a simplified succession settlement model. Its charge is not a calculation of actual estate taxes or probate expenses, and establishing a trust does not automatically eliminate every real-world estate obligation.
These improvements clarify the existing model rather than changing established succession economics or rewriting historical transactions.
## INTERFACE & ACCESSIBILITY IMPROVEMENTS
We've also improved several parts of the experience:
- Better keyboard focus and navigation in Banking and Succession dialogs.
- Clearer payment-refusal messages beside the decisions they affect.
- Improved text contrast, spacing and readability.
- A more readable financial hierarchy during The Reading.
- Better usability across supported UI scaling options.
These changes preserve the existing visual identity of Family Office Simulator while making important actions easier to follow.
## EXISTING CAMPAIGNS
**Existing saves remain supported. No new campaign is required.**
This update has been independently reviewed and tested for financial consistency, save integrity and progression behavior.
The final Windows release candidate was also tested through Steam, including launch, overlay, Banking draws and repayments, transaction history, saving, quitting and restarting.
The changes address specific problems; they are not a claim that every possible historical save or financial edge case has been eliminated.
If you run into a problem, please include the exact error, your in-game date and your Steam BuildID. Please preserve your original save, and send private save exports to [email protected] when needed.
**Steam BuildID: 26082730**
Thank you for continuing to play, share suggestions and report problems. That feedback makes a real difference.
I'm continuing to work toward deeper management gameplay and a family office that stays enjoyable as your organization grows.
**Vitalis Interactive**
View on Steam
Another Family Office Simulator update is here!
This release focuses on making important financial decisions easier to understand, correcting a frustrating Line of Credit situation, and improving how succession information is presented.
The goal is simple: when you make a financial decision, the game should show you what it means, apply the consequences consistently, and never penalize you for already doing the right thing.
## LINE OF CREDIT — SEE THE COST BEFORE YOU BORROW
The Banking app now shows a detailed interest preview when drawing from your Line of Credit.
Before confirming a draw, you can see:
- Your proposed draw amount.
- Current and projected LOC balances.
- Current and projected monthly interest.
- The additional monthly interest created by the draw.
The estimate uses your current modeled LOC rate and the game's existing monthly interest calculation, including its rounding behavior. It is a monthly estimate, not a binding or prorated quote.
You can now compare the borrowing cost against your expected cash flow without having to calculate it separately.
## FAIRER LOC CRISIS DECISIONS
We've corrected two issues involving Line of Credit repayment warnings.
**Repayments must actually be affordable.**
An LOC repayment offered through a crisis message now follows the same Checking-balance and repayment safeguards as Banking. An unaffordable payment is refused without moving money or falsely completing the decision.
**Already met the repayment goal? You shouldn't be punished.**
Previously, a player could receive an LOC warning, repay the debt directly through Banking, and still be left with a pending advisory demanding the original repayment. Close Month could then remain blocked unless the player accepted an unnecessary reputation penalty.
When the existing advisory's repayment goal has already been satisfied, it can now be explicitly closed without another payment or the reputation penalty.
The underlying LOC limits, rates and crisis rules have not been relaxed.
## SUCCESSION — CLEARER FINANCIAL DISCLOSURES
Succession can have major financial consequences, and the game needs to explain them accurately.
The Reading now gives greater prominence to the recorded settlement charge, the financial basis, and the modeled terms.
We've also clarified that FOS uses a simplified succession settlement model. Its charge is not a calculation of actual estate taxes or probate expenses, and establishing a trust does not automatically eliminate every real-world estate obligation.
These improvements clarify the existing model rather than changing established succession economics or rewriting historical transactions.
## INTERFACE & ACCESSIBILITY IMPROVEMENTS
We've also improved several parts of the experience:
- Better keyboard focus and navigation in Banking and Succession dialogs.
- Clearer payment-refusal messages beside the decisions they affect.
- Improved text contrast, spacing and readability.
- A more readable financial hierarchy during The Reading.
- Better usability across supported UI scaling options.
These changes preserve the existing visual identity of Family Office Simulator while making important actions easier to follow.
## EXISTING CAMPAIGNS
**Existing saves remain supported. No new campaign is required.**
This update has been independently reviewed and tested for financial consistency, save integrity and progression behavior.
The final Windows release candidate was also tested through Steam, including launch, overlay, Banking draws and repayments, transaction history, saving, quitting and restarting.
The changes address specific problems; they are not a claim that every possible historical save or financial edge case has been eliminated.
If you run into a problem, please include the exact error, your in-game date and your Steam BuildID. Please preserve your original save, and send private save exports to [email protected] when needed.
**Steam BuildID: 26082730**
Thank you for continuing to play, share suggestions and report problems. That feedback makes a real difference.
I'm continuing to work toward deeper management gameplay and a family office that stays enjoyable as your organization grows.
**Vitalis Interactive**
# October 19 — Property Management Contracts & Banking Max
Today's Family Office Simulator update adds more meaningful property-management choices, improves how agreements are presented, and delivers a Banking quality-of-life feature requested by a player.
## PROPERTY MANAGEMENT AGREEMENTS
DwellingDesk now offers differentiated contracts from three property-management companies:
- **Marsten Property Operations:** Lower recurring cost and broad capacity, with less intensive leasing follow-up.
- **Larkin Residential Services:** A middle ground between service intensity, capacity and cost.
- **Verren & Hale Property Management:** More intensive follow-up for smaller vacancy groups, at a higher price.
Each company offers two agreements:
- **Standard:** A 12-month-close initial commitment and two full closes' ordinary notice.
- **Turnaround:** A four-month-close initial commitment and one full close of ordinary notice, at a higher recurring fee.
These are real modeled tradeoffs. Higher prices don't guarantee tenants or better results, and the companies have different limits on how much leasing follow-up they can provide.
The redesigned agreement screens now make fees, covered properties, commitments, notice periods and potential early-exit costs easier to understand before you commit.
Existing third-party arrangements continue under their previous fee-only terms until you explicitly accept a new agreement. Your existing campaign does not need to be restarted.
## BANKING — MAX TRANSFERS
Thanks to a player suggestion, Banking now includes a **Max** button when transferring money between Checking and Savings.
- Works in both directions.
- Fills the available transferable amount without sending money immediately.
- Lets you edit the amount before confirming.
- Keeps the existing balance checks and transaction records.
It's a small change, but one that should make moving money around much less tedious.
## SAVE COMPATIBILITY & RELIABILITY
The update also includes protection for supported older saves moving into the new management-contract format, preserving original pre-upgrade save information locally before the first qualifying replacement.
The new build was tested through Steam with contract acceptance, Save/Quit/Continue, Banking transfers, Steam overlay and Cloud synchronization.
Existing campaigns remain supported. No new game is required. As always, please keep backups of important saves.
## WHAT'S NEXT?
I'm continuing to focus on meaningful management decisions and reducing repetitive administrative work as your family office grows, while keeping financial consequences grounded in the simulation.
Thank you for the continued feedback and support. It genuinely helps shape where the game goes next.
— Vitalis Interactive
**Steam BuildID: 26050913**
View on Steam
Today's Family Office Simulator update adds more meaningful property-management choices, improves how agreements are presented, and delivers a Banking quality-of-life feature requested by a player.
## PROPERTY MANAGEMENT AGREEMENTS
DwellingDesk now offers differentiated contracts from three property-management companies:
- **Marsten Property Operations:** Lower recurring cost and broad capacity, with less intensive leasing follow-up.
- **Larkin Residential Services:** A middle ground between service intensity, capacity and cost.
- **Verren & Hale Property Management:** More intensive follow-up for smaller vacancy groups, at a higher price.
Each company offers two agreements:
- **Standard:** A 12-month-close initial commitment and two full closes' ordinary notice.
- **Turnaround:** A four-month-close initial commitment and one full close of ordinary notice, at a higher recurring fee.
These are real modeled tradeoffs. Higher prices don't guarantee tenants or better results, and the companies have different limits on how much leasing follow-up they can provide.
The redesigned agreement screens now make fees, covered properties, commitments, notice periods and potential early-exit costs easier to understand before you commit.
Existing third-party arrangements continue under their previous fee-only terms until you explicitly accept a new agreement. Your existing campaign does not need to be restarted.
## BANKING — MAX TRANSFERS
Thanks to a player suggestion, Banking now includes a **Max** button when transferring money between Checking and Savings.
- Works in both directions.
- Fills the available transferable amount without sending money immediately.
- Lets you edit the amount before confirming.
- Keeps the existing balance checks and transaction records.
It's a small change, but one that should make moving money around much less tedious.
## SAVE COMPATIBILITY & RELIABILITY
The update also includes protection for supported older saves moving into the new management-contract format, preserving original pre-upgrade save information locally before the first qualifying replacement.
The new build was tested through Steam with contract acceptance, Save/Quit/Continue, Banking transfers, Steam overlay and Cloud synchronization.
Existing campaigns remain supported. No new game is required. As always, please keep backups of important saves.
## WHAT'S NEXT?
I'm continuing to focus on meaningful management decisions and reducing repetitive administrative work as your family office grows, while keeping financial consequences grounded in the simulation.
Thank you for the continued feedback and support. It genuinely helps shape where the game goes next.
— Vitalis Interactive
**Steam BuildID: 26050913**
Current Release
Build 25420935
Uploaded Sep 21, 2026
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System Requirements
OS
Windows 10 64-bit
CPU
Intel Core i3 / AMD Ryzen 3 or equivalent
RAM
4 GB RAM
GPU
Integrated graphics
How to Install
1
Download all files
2
Extract the .ZIP file to a folder (use WinRAR or 7-Zip)
3
Run Family Office Simulator.exe to play
Troubleshooting tips
• Run Redist/_CommonRedist installers if game won't start
• Add folder to Windows Defender exclusions
• Run as administrator
Download
Direct link available
Archive password
Needed when extracting (WinRAR / 7-Zip) — not a site login.
CRC32
ED41D388
SHA-256
40cd885bea30f8c0ce7b96d033ebb412f1cd6510d36aa20ca72e70c1476e4ff6
How: Right-click the downloaded file → 7-Zip / WinRAR → CRC SHA → compare with the values above.
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Download Family Office Simulator for PC with a direct link or via torrent. Get the full version of Family Office Simulator for free. Family Office Simulator is a Indie released by Vitalis Interactive.