SubTo Review: What Pace Morby's SubTo Real Estate Community Actually Gives You

By Mike Calloway · Last Updated: November 12, 2026 (Price & Content Verified)

So you’ve been watching Pace Morby clips, and now you’re wondering about SubTo.

Fair. The SubTo pitch is a good one.

Buy houses without your own cash or credit. Take over the seller’s cheap old mortgage. Collect rent.

Then you click the button, and there’s no price. Just an application form.

That’s usually where people Google “SubTo review” and end up here. Welcome.

Here’s my short answer: SubTo is a real community with real coaches, and subject-to is a real, legal strategy. It’s also $9,800, and it leaves you holding a house on a loan that isn’t in your name.

But there’s a part nobody puts in the YouTube thumbnail, and SubTo’s own website says it out loud. We’ll get there.

Why Most Real Estate Courses Suck

What is SubTo?

SubTo is Pace Morby’s paid education community. Its official tagline, from subto.com, is “A PEER COMMUNITY FOR CREATIVE FINANCE.” The headline right under it: “Less hype. More deals.”

It teaches two strategies.

Subject-to. In SubTo’s own words, it’s “buying a property and leaving the seller’s existing mortgage where it is.” You take title by deed. The loan stays in the seller’s name. You make the payments.

Seller finance. Again in their words, “the seller is the bank.” You sign a note and pay the seller directly.

If you want the full background on the guy behind it, I wrote that up in who is Pace Morby. And if you want the whole picture on him and every program he runs, that’s my full Pace Morby review.

The company that actually sells it, per the checkout terms, is NRE 2, LLC (New Reach Education), out of Tempe, Arizona.

What’s included in SubTo?

Here’s what the official how it works page lists:

• Courses “taught from closed deals”
• Placement with practitioners “in your market and at your stage”
• Deal reviews and help with underwriting
• “Transaction coordination, document review, and experts on call from offer to close”
• Events

That’s it. That’s the list.

There’s no public module list. I couldn’t find a syllabus, a lesson count or a table of contents anywhere on the site. You’re buying a box, and the box has a nice label on it.

That’s a little like walking into Costco and paying for the membership before they’ll tell you what’s in the aisles. Costco would at least show you the rotisserie chickens.

How much does SubTo cost?

The official checkout page, titled “SubTo Accelerator,” lists $9,800 in one payment, or four monthly payments of $2,450. Same $9,800 either way. There’s also a “Talk To Someone” link if you want other financing. (buy.subto.com)

According to realestatebees.com, there were reportedly higher tiers at one point, an Executive at $11,800 and a Master at $15,800. Those aren’t the current official prices, so don’t plan around them.

Pace himself calls the price a “filtering fee,” meant to weed out people who aren’t serious.

It filters your savings account pretty well, too.

I go through every price, the refund rules and the arbitration clause on the SubTo cost page.

What is the SubTo community like?

This is the strongest part of the pitch, and I’ll give it real credit.

SubTo’s homepage claims:

• 53,995+ active members in the past 12 months
• 518+ U.S. metro areas
• 28,077+ one-on-one member success calls

It also lists 10 coaches, each with a deal-count band next to their name, like “26–50 deals.” That’s more transparency than most guru programs bother with. Most of them show you a guy leaning on a rented Lamborghini and call it a track record.

The homepage also says: “No countdown timers. Just documented deals and a room that holds a standard.”

And here’s the line that genuinely surprised me. Under a section titled “Skeptical? We get it,” SubTo writes that creative finance education “has earned its reputation” and that too much of it “goes quiet once the card clears.”

A guru program admitting the guru industry has a problem? That’s like an HOA newsletter admitting the HOA is annoying. I respect it.

On Trustpilot, subto.com sits at 4.9 stars from 1,201 reviews. Lots of people are clearly happy.

“No money down doesn’t mean no money”

Okay. Here’s the part I promised.

On its own how it works page, SubTo writes: “No money down doesn’t mean no money.”

They then list the costs. Earnest money. Entity setup. Closing costs. And the risk that a lender calls the due-on-sale clause.

Read that again, because it’s the most honest sentence on the site.

The whole reason most people click on a Pace Morby video is the idea of buying houses without money. And the company itself is telling you that you’ll need money anyway, on top of the $9,800 to learn how.

Can the bank call the loan?

Yes, it can.

The seller’s mortgage very likely has a due-on-sale clause. A federal law, the Garn-St Germain Act, lets lenders enforce it. There are exemptions for things like a transfer to a spouse or into a living trust. A sale to an unrelated investor isn’t one of them.

That doesn’t make subject-to illegal. It’s legal. The clause is a contract right: the lender may call the loan, not must.

But if they do, you owe the whole balance, or you refinance at today’s rates, on a house whose deal only worked because of the old rate.

I break this down in the due-on-sale clause, explained, and there’s a calculator for the “bank calls it” scenario on subject-to risks.

I’m not a lawyer, and this isn’t legal advice. Talk to a real estate attorney in your state before you sign anything.

And then you’re a landlord

Even if the lender never notices, you still own a house.

The roof. The tenant. The property taxes. The water heater that dies at 2am on a Sunday, which is the only time water heaters die.

And the mortgage on it has a stranger’s name on it. If you miss a payment, it’s their loan that goes late. That’s a heavy thing to be responsible for.

SubTo pros and cons

What do SubTo members complain about?

Most reviews are glowing. But the 1–2 star reviews on Trustpilot keep circling the same few things:

• The cost isn’t worth it
• Aggressive sales follow-up by call, text and email
• Slow or missing support
• Trouble getting refunds
• Weak onboarding
• Community members who haven’t done deals themselves
• A few people who say they lost money

One reviewer put it plainly: “If I could give negative stars I would.”

On Reddit and BiggerPockets, opinions split hard. A BiggerPockets thread asking whether SubTo is worth $10,000 drew 51 replies, and they’re all over the map. My roundup is on the Pace Morby Reddit page.

And SubTo’s own earnings disclaimer says the results it shows “are not typical.” It also says the average person who buys “how to” information “gets little to no results.”

Their words, not mine.

Who is SubTo for?

Honestly? SubTo makes the most sense for someone who:

• Already has real savings beyond the $9,800
• Is ready to be a landlord, with everything that comes with it
• Is comfortable taking on a loan that isn’t in their name, and the lender risk that comes with it
• Wants a big network of people doing the same thing

If that’s you, it’s a real option. Go in with a real estate attorney, not just a coach.

Who should skip SubTo?

If the $9,800 is most of what you’ve got, I’d skip it.

If you were drawn in by “no money,” SubTo’s own site just told you that’s not quite the deal.

And if what you actually want is income that doesn’t call you about a clogged toilet, there are other routes worth looking at.

My take

I like that SubTo admits things most gurus won’t. “No money down doesn’t mean no money” is a sentence I wish more of this industry would print.

But here’s what bugs me. The strategy’s biggest risk, the lender calling the loan, never goes away. It sits there under your deal for as long as you hold it, like a smoke detector chirping in a room you can’t find.

You found this page on Google, by the way. A website ranked, answered your question, and got your attention.

There’s a kind of real estate built on exactly that. No seller. No lender. No tenant. I’ll show you in the video.

What I'd Do Instead of SubTo