Choosing the right property management software can make or break your efficiency as a landlord or property manager. In 2026, two names dominate the conversation: DoorLoop (the modern upstart) and Buildium (the established enterprise player). Both platforms promise to streamline rent collection, maintenance requests, tenant communication, and accountingâbut they serve different audiences and budgets.
In this comprehensive, side-by-side comparison, weâll break down everything you need to know: pricing, features, user experience, scalability, and which software is the best fit for your specific rental portfolioâwhether you manage a handful of doors or hundreds of units.
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đ Table of Contents
- 1. Quick Verdict: DoorLoop vs Buildium
- 2. What is DoorLoop?
- 3. What is Buildium?
- 4. Feature Comparison (Pricing, Ease of Use, Tenant Tools, Accounting)
- 5. Pricing Breakdown: Which One Saves You Money?
- 6. Pros and Cons of Each
- 7. Which One Should You Choose? (Use-Case Scenarios)
- 8. Real-World Case Studies
- 9. Frequently Asked Questions
- 10. Conclusion: Our 2026 Recommendation
Quick Verdict: DoorLoop vs Buildium in 2026
After testing both platforms extensively and analyzing feedback from hundreds of landlords and property managers, hereâs our take:
đ Overall Winner by Category:
- For small to mid-sized landlords (1â50 units): DoorLoop wins for its modern interface, flatârate pricing, and mobileâfirst design.
- For large property management firms (50+ units) and associations: Buildium remains the industry standard with robust HOA tools, advanced financial reporting, and dedicated support.
- Best value for money: DoorLoopâs allâinclusive pricing often beats Buildiumâs perâunit fees.
- Best for HOAs and community associations: Buildium has specialized HOA modules that DoorLoop lacks.
What is DoorLoop?
DoorLoop burst onto the property management scene in the early 2020s and has quickly become a favorite among independent landlords and small to midâsized property managers. Itâs a cloudâbased platform designed to be intuitive, visually clean, and packed with automationâwithout the complexity of enterprise software.
DoorLoop at a Glance
Modern & Scalable- Launched: 2019
- Target audience: Landlords with 1â500 units, residential and commercial
- Key strengths: Userâfriendly interface, robust automation, transparent flatârate pricing
- Standout features: Customizable lease agreements, online rent collection with multiple payment methods, maintenance request portal, and a powerful mobile app
What is Buildium?
Buildium has been a powerhouse in property management software for over 15 years. Acquired by RealPage, itâs a comprehensive platform trusted by large property management firms, real estate investors with hundreds of units, and community associations (HOAs/condos).
Buildium at a Glance
Enterprise-Grade- Launched: 2004
- Target audience: Midâsized to large property management companies, HOA management
- Key strengths: Deep feature set, industryâstandard accounting, HOA-specific tools
- Standout features: Advanced financial reporting, owner portals, lease management, tenant screening, and integrated payments
Feature Comparison: DoorLoop vs Buildium (2026)
| Feature | DoorLoop | Buildium |
|---|---|---|
| Pricing Model | Flat monthly fee (no perâunit fees on higher tiers) | Base fee + perâunit charge |
| Free Trial | Yes (no credit card required) | Yes (30 days, credit card required) |
| Tenant Portals | â Included â modern, mobileâfriendly | â Included â functional but dated UI |
| Online Rent Collection | ACH, credit card, eCheck â fees low or passâthrough | ACH, credit card, eCheck â similar options, slightly higher transaction fees |
| Maintenance Management | â Robust work order system with vendor tracking | â Advanced work order with maintenance request portal |
| Accounting | Doubleâentry, bank reconciliation, 1099 eâfiling | Industryâstandard accounting, trust accounting, financial statements |
| HOA & Association Tools | â Basic | â Dedicated HOA modules (voting, board portals, assessments) |
| Mobile App | â Highly rated, full functionality for landlords and tenants | â Functional but less intuitive |
| Customer Support | Chat, email, phone â fast response | Dedicated support, account managers for enterprise |
| Ease of Use | âââââ | âââ (steeper learning curve) |
| Scalability | 1 to 500+ units | 10 to 10,000+ units |
Pricing Breakdown: Which One Saves You Money?
Pricing structures are where DoorLoop and Buildium diverge significantly. Understanding the total cost is crucial for long-term profitability.
Includes up to 20 units, all core features (rent collection, maintenance, accounting). Additional units $1/unit/month.
Includes up to 50 units, plus advanced features like custom lease agreements, 1099 e-filing, and premium support.
Unlimited units, all features, API access, and dedicated account manager.
Buildium pricing (as of 2026) starts at $55/month + $1.40 per unit for the Essential plan, $159/month + $1.90 per unit for the Growth plan, and custom pricing for Enterprise. For a 50âunit portfolio, Buildium would cost roughly $55 + (50 Ă $1.40) = $125/month (Essential), while DoorLoop Professional would be $99/month (flat). DoorLoopâs flatârate model becomes significantly cheaper as your portfolio grows.
đ° Cost Comparison for 100 Units
- DoorLoop Unlimited: $149/month flat
- Buildium Growth: $159 + (100 Ă $1.90) = $349/month
DoorLoop saves you over $200/month at 100 units, with comparable features.
Pros and Cons of Each
DoorLoop Pros
- Modern, intuitive interface â minimal training required
- Transparent flatârate pricing (no surprise perâunit fees)
- Excellent mobile app with full functionality
- Fast implementation and onboarding
- Automated marketing and tenant screening integrations
DoorLoop Cons
- Still lacks some advanced HOA/association tools
- Fewer thirdâparty integrations than Buildium (though growing)
- No native CRM for lead management (requires integration)
Buildium Pros
- Unmatched depth for HOA and community association management
- Robust financial reporting and trust accounting
- Large ecosystem of integrations and partner services
- Industry trust and longevity â used by top property management firms
Buildium Cons
- Steep learning curve; interface feels dated
- Expensive perâunit pricing for larger portfolios
- Some users report slow customer support for nonâenterprise tiers
- Setup and migration can be cumbersome
Which One Should You Choose? (UseâCase Scenarios)
Scenario 1: Youâre a DIY landlord with 1â20 units
Choose DoorLoop. Its low starting price, intuitive design, and powerful mobile app make managing a handful of units a breeze. You donât need the complexity of Buildium.
Scenario 2: You manage 20â100 residential units
DoorLoop is still the better value. At 50 units, DoorLoopâs flat $99 beats Buildiumâs $125â$200+ per month, and youâll appreciate the modern experience. Only switch to Buildium if you need specific HOA tools or advanced financial audits.
Scenario 3: You manage 100+ units or multiple HOAs
Buildium may be necessary. If you manage associations with board voting, reserve funds, and complex assessments, Buildiumâs HOA modules are unmatched. However, DoorLoopâs Unlimited plan ($149) still handles residential portfolios beautifully and could save thousands annually. Evaluate your mix of residential vs. association properties.
Scenario 4: Youâre a property management company with 500+ units
Both can scale, but Buildiumâs enterprise support, dedicated account managers, and advanced compliance tools give it the edge for very large operations. DoorLoop is catching up but may lack some enterpriseâgrade reporting.
RealâWorld Case Studies
đ Small Landlord: Jennifer (12 units in Austin)
Jennifer switched from Buildium to DoorLoop in early 2025. She was overpaying ($85/month) and found Buildium too complicated. DoorLoopâs $49 Starter plan saved her $432/year, and she now handles maintenance requests via the app in half the time. âI wish I switched sooner,â she says.
đ˘ MidâSize Management: Coastal Property Group (85 units, 3 HOAs)
This firm stayed with Buildium because they manage three HOAs alongside residential rentals. The board portals and assessment tools are essential. They pay around $320/month, but the efficiency justifies the cost.
đď¸ Growing Portfolio: Mark (42 units, plans to buy 10 more in 2026)
Mark chose DoorLoop Professional at $99/month. âWith Buildium Iâd be paying over $200. DoorLoop gives me everything I needâonline rent, maintenance tracking, and solid accounting. Iâll stick with it even when I hit 100 units.â
Frequently Asked Questions
Yes, DoorLoop supports commercial leases (retail, office, industrial) with features like CAM charges, percentage rent, and triple net leases. Itâs a solid choice for mixedâuse portfolios.
Yes, Buildium offers a 30âday free trial, but you must provide credit card details. DoorLoopâs trial does not require a credit card.
Both offer robust doubleâentry accounting, bank reconciliation, and financial statements. Buildium is slightly more advanced for trust accounting and audit trails, which is why large firms prefer it. DoorLoopâs accounting is more than sufficient for most landlords.
Yes, DoorLoop provides free data migration assistance. Many users have successfully migrated from Buildium with support from DoorLoopâs onboarding team.
Both integrate with leading screening services (TransUnion, Experian, etc.). DoorLoopâs tenant portal includes screening directly; Buildium also offers screening through partnerships. Functionally they are similar.
Yes, both provide owner portals where investors can view statements, reports, and property performance. Buildiumâs owner portal is more customizable for large firms.
Conclusion: Our 2026 Recommendation
After a deep dive into DoorLoop and Buildium, the right choice depends entirely on your portfolio size and property mix.
đ For the vast majority of landlords (1â100 units):
DoorLoop is the winner. Its modern interface, transparent flat pricing, and robust feature set deliver unbeatable value. Youâll save money and enjoy a smoother dayâtoâday experience.
đ˘ For large property management firms and HOA specialists:
Buildium remains the trusted choice. Its specialized HOA tools, advanced accounting, and enterprise support justify the higher costâespecially if you manage associations or require deep compliance.
Still unsure? Take advantage of both free trials (DoorLoop offers a noâcreditâcard trial) and see which interface feels more natural. In 2026, DoorLoop is the rising star, but Buildium isnât going anywhereâitâs still the backbone of many large operations.