{
 "name": "CommonKeel HOA Software Pricing Transparency Dataset",
 "version": "1.0",
 "released": "2026-08-15",
 "publisher": "CommonKeel (commonkeel.com)",
 "license": "CC BY 4.0 - reuse with attribution to CommonKeel",
 "record_count": 30,
 "description": "Whether each of 30 HOA/condo-adjacent software and service vendors publishes a price for its own service, what pricing model it uses, and the date CommonKeel last read that price at the vendor's own source. Every price was read first-party from the vendor's own page; none is taken from a review aggregator.",
 "method": "Each vendor page is read by three independent methods on every pass - rendered visible text, raw HTML, and a DOM query across interactive controls (toggles, sliders, tab panels). A figure that no method shows a reader is not recorded as a price. Prices are re-read on a rotating schedule and every row carries the date it was last verified.",
 "known_limits": [
  "Disclosure classification is CommonKeel's editorial judgment, applied by the published rule; the vendors were not asked to confirm it.",
  "'NONE' means the vendor publishes no price, not that the vendor is expensive.",
  "Published prices are list prices. Negotiated, promotional and volume pricing is not observable from a vendor page.",
  "Prices for a vendor can change the day after the verified date shown."
 ],
 "fields": {
  "vendor": "Vendor name as the vendor styles it",
  "category": "What the product is",
  "primary_customer": "Who the vendor sells to primarily",
  "self_managed_fit_1_5": "CommonKeel's 1-5 rating of fit for a self-managed board (5 = built for them)",
  "subscription_price_disclosure": "FULL | PARTIAL | NONE - see method",
  "separate_fees_published": "YES | PARTIAL | NO | NA - are usage, transaction, setup and add-on fees published as dollar figures",
  "pricing_model": "How the vendor structures the charge",
  "published_pricing_summary": "What the vendor publishes, as read",
  "pricing_source_url": "The vendor page the figures were read from",
  "price_verified_date": "Date CommonKeel last read this vendor's pricing at source",
  "commercial_relationship_with_commonkeel": "none | affiliate | referral - disclosed per commonkeel.com/disclosure/"
 },
 "records": [
  {
   "vendor": "Association Reserves",
   "category": "reserve study provider (national)",
   "primary_customer": "association-governed communities of all sizes; ~4000 reserve studies/yr; offices covering all 50 states",
   "self_managed_fit_1_5": 5,
   "subscription_price_disclosure": "PARTIAL",
   "separate_fees_published": "NA",
   "pricing_model": "fixed-price DIY products; studies by RFP",
   "published_pricing_summary": "partially public: DIY Reserve Study Kit $499 flat (1-week delivery); uPlanIt $399/budget season (free with any professional study); professional Full/Update studies not public (RFP quote); their cost article states average professional study ~0.84% of annual budget. NEW TERMS confirmed 2026-07-30: the DIY kit does NOT include revisions or access to uPlanIt; uPlanIt subscription sales are final with no refunds but the $399 is creditable toward a professional service level before expiry; uPlanIt access is SEASONAL, running from study completion or subscription launch through the end of the client fiscal year plus a stated three bonus months. Note: /diy-reserve-study-kit/ is a hard 404; the live path is /services/do-it-yourself-reserve-study-kit/",
   "pricing_source_url": "https://www.reservestudy.com/services/do-it-yourself-reserve-study-kit/",
   "price_verified_date": "2026-08-09",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Community Financials",
   "category": "HOA bookkeeping/financial management service",
   "primary_customer": "self-managed HOA/condo boards nationwide (explicitly marketed as enabling self-management); also back-office for small managers; in business since 2003; CAI industry partner",
   "self_managed_fit_1_5": 5,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "NO",
   "pricing_model": "per door + usage fees, quote only",
   "published_pricing_summary": "not public - per-door monthly base fee + usage fees (mailings; coupons; statements) + owner charge-backs (NSF; lender questionnaires; late letters); minimum service fee for small communities. Re-confirmed 2026-07-27: still zero dollar figures published.",
   "pricing_source_url": "https://communityfinancials.com/how-much-does-financial-management-for-condo-community-hoa-cost/",
   "price_verified_date": "2026-08-06",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "HOA Express",
   "category": "HOA website builder and resident communication",
   "primary_customer": "self-managed HOAs; condos; neighborhoods (thousands of small communities); reseller program for management companies",
   "self_managed_fit_1_5": 5,
   "subscription_price_disclosure": "FULL",
   "separate_fees_published": "PARTIAL",
   "pricing_model": "tiered by household count (slider)",
   "published_pricing_summary": "Free plan (basic site; unlimited pages/storage; capped at 50 households; tier is labeled Free with NO dollar figure printed on the page). Paid plans scale by household count via an on-page slider (0-1,000 in 25-unit bands, plus a dropdown to 10,000 in 100-unit bands). At 0-25 households: Inform $15/mo and Engage $21/mo billed yearly, or $17/mo and $24/mo billed monthly; yearly is advertised as save up to 14%. Sampled higher bands (monthly): up to 100 households Inform $28 / Engage $46; up to 600 Engage $77 (Inform N/A); up to 10,000 Engage $567. INFORM IS HARD-CAPPED AT 500 HOUSEHOLDS. 30-day trial, no credit card; vendor states no setup fee and a 30-day money-back guarantee. Mailed letters priced separately, described only as Affordable pricing (a claim, not a price)",
   "pricing_source_url": "https://www.hoa-express.com/pricing",
   "price_verified_date": "2026-08-09",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "HOA Start",
   "category": "all-in-one HOA management / websites",
   "primary_customer": "self-managed HOAs/POAs/condos (markets to volunteer boards); Multi-Site Manager for PMCs",
   "self_managed_fit_1_5": 5,
   "subscription_price_disclosure": "PARTIAL",
   "separate_fees_published": "PARTIAL",
   "pricing_model": "tiered, 'from' price scaled by homes",
   "published_pricing_summary": "starting points only: Professional from $39/mo; Premium from $49/mo; White-Glove from $149/mo (all billed annually; final price depends on number of homes - Request Pricing). Mobile app $500 one-time (lifetime) on Professional, included Premium+. Text bundles 1000/3000/10000 by tier. Discounts invited for multiple communities or multi-year.",
   "pricing_source_url": "https://hoastart.com/pricing/",
   "price_verified_date": "2026-08-12",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "PayHOA",
   "category": "all-in-one HOA management (self-managed)",
   "primary_customer": "self-managed HOAs first (dedicated solution; pricing page defaults to Self-Managed tab); also small management companies",
   "self_managed_fit_1_5": 5,
   "subscription_price_disclosure": "FULL",
   "separate_fees_published": "YES",
   "pricing_model": "tiered by unit band, flat monthly",
   "published_pricing_summary": "single all-inclusive plan by unit count billed yearly (monthly in parens): 0-25 units $49/mo ($54); 26-50 $59 ($65); 51-100 $99 ($109); 101-150 $129 ($142); 151-200 $169 ($186); 201-300 $199 ($219); 301-400 $229 ($252); 401-500 $249 ($275); 500+ $0.55/unit/mo ($275 min). Usage (lockbox $2.50/payment REMOVED from vendor page, verified absent 2026-08-06): ACH $2.45; cards 3.5% + $0.50; USPS letter $1.25; bookkeeping from $199/mo; 1120-H from $399; 1099 $15",
   "pricing_source_url": "https://www.payhoa.com/pricing",
   "price_verified_date": "2026-08-06",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "RunHOA",
   "category": "all-in-one HOA management (budget)",
   "primary_customer": "self-managed HOAs exclusively",
   "self_managed_fit_1_5": 5,
   "subscription_price_disclosure": "FULL",
   "separate_fees_published": "NA",
   "pricing_model": "single flat annual fee, unlimited units",
   "published_pricing_summary": "$399/year flat — all features unlimited units and users",
   "pricing_source_url": "https://www.runhoa.com/pricing/",
   "price_verified_date": "2026-08-10",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Text-Em-All",
   "category": "mass texting + automated calling",
   "primary_customer": "organizations messaging recurring groups (property managers; schools; churches named as ideal Monthly-plan customers)",
   "self_managed_fit_1_5": 5,
   "subscription_price_disclosure": "FULL",
   "separate_fees_published": "YES",
   "pricing_model": "tiered by contact-group size + credits",
   "published_pricing_summary": "Monthly by group size (full ladder read from vendor pricing page 2026-07-31): 1-50 $19; 51-100 $39; 101-200 $69; 201-300 $99; 301-400 $119; 401-500 $139; 501-750 $199; 751-1000 $239; 1001-1500 $359; 1501-2000 $479; 2000-2500 $599; 2501+ see credits pricing. 3-5 msgs/week; 320-char limit; MMS +5 cents/recipient. Credits pay-as-you-go: from 9 cents down to 5 cents at volume; 1 credit = one 160-char text or 30-sec voice message; credits never expire. Free Starter account with 25 credits (mass texting requires upgrade). Vendor states no added carrier surcharges or fees for users, numbers, or registration.",
   "pricing_source_url": "https://www.text-em-all.com/pricing",
   "price_verified_date": "2026-08-10",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Condo Control",
   "category": "all-in-one condo/HOA management",
   "primary_customer": "both: dedicated self-managed HOA market page plus property management companies; strong in condos/high-rises",
   "self_managed_fit_1_5": 4,
   "subscription_price_disclosure": "PARTIAL",
   "separate_fees_published": "NO",
   "pricing_model": "tiered by unit band, flat monthly",
   "published_pricing_summary": "FIVE BANDS PUBLISHED - CORRECTED 2026-08-14 (S296), AND THE CORRECTION IS AGAINST OUR OWN PRIOR READ. This row said since 2026-08-05 that the vendor publishes exactly one figure and 'nothing published above the entry band'. That is FALSE. With the SELF-MANAGED toggle active, moving the unit-band selector renders a distinct monthly price per band, each confirmed VISIBLE to a reader after selection: 0-99 units $67.50 (labelled 'Starting price for under 50 units'); 100-199 $135; 200-299 $270; 300-399 $405; 400-499 $540; 500+ 'Enterprise (500+ units)' Contact Sales, no figure. NO 50-99 BAND EXISTS. MANAGEMENT COMPANY view publishes NO dollar figure at all - the rate card is self-managed-only. Still NOT published: any add-on price (e-voting, virtual AGM, violations, website, accounting integration all billed on top), and any per-tier rate for Standard/Modern/Premium Living. OUR ARITHMETIC, not the vendor's: every band = exactly $1.35/unit/month at the band FLOOR (50x1.35=67.50, 100x1.35=135, 200x1.35=270, 300x1.35=405, 400x1.35=540; 5 of 5, no exceptions), which explains the 'under 50 units' label as a 50-unit minimum charge and implies per-unit cost falls within a band and resets at each boundary. Vendor not asked to confirm. Three-method note: visible text at first paint returned ONLY $67.50; raw HTML held all five; DOM query showed the four higher figures in a SCRIPT node until the selector moved. Cannot date the vendor side - unknown what the selector would have shown on 2026-07-31 or 2026-08-05 - so NO vendor-change claim is made.",
   "pricing_source_url": "https://www.condocontrol.com/pricing/",
   "price_verified_date": "2026-08-14",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "ElectionBuddy",
   "category": "online voting/elections (HOA vertical)",
   "primary_customer": "both: DIY self-managed boards (self-serve pay-per-election) and management companies/partners (annual subscriptions; API)",
   "self_managed_fit_1_5": 4,
   "subscription_price_disclosure": "PARTIAL",
   "separate_fees_published": "YES",
   "pricing_model": "pay per election / per meeting by voter count",
   "published_pricing_summary": "pay-per-use. ElectionVote per election: Free $0 up to 20 voters; Plus $29 up to 350; Premium $99 up to 1,000; Professional from $299 up to 100,000. MeetingVote per meeting: Free $0 (<=20 voters, 5 motions); Plus $197 (<=75, 20 motions); Premium $397 (<=350, 30 motions); Professional from $797 (<=20,000, unlimited motions). SMS notice $29 add-on on ElectionVote Plus (included in Premium); annual subscriptions and volume discounts for 4+ elections/yr",
   "pricing_source_url": "https://electionbuddy.com/pricing/",
   "price_verified_date": "2026-08-12",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "HOA Member Services",
   "category": "productized HOA legal/operations resources + attorney email support",
   "primary_customer": "HOA board members; managers; homeowners nationwide (self-serve subscription; Calabasas CA LLC)",
   "self_managed_fit_1_5": 4,
   "subscription_price_disclosure": "FULL",
   "separate_fees_published": "NA",
   "pricing_model": "flat annual (or monthly) per plan tier",
   "published_pricing_summary": "Personal Monthly $12.70/mo; Personal Annual $97/yr; Pro $297/yr (adds unlimited HOA-attorney email support + free forms); HOA Team $347/yr (up to 10 users)",
   "pricing_source_url": "https://hoamemberservices.com/plans/",
   "price_verified_date": "2026-08-08",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "HOALife",
   "category": "HOA operations platform (violations/ARC-centric)",
   "primary_customer": "both: self-managed HOAs (dedicated page and self-managed handbook) and association managers",
   "self_managed_fit_1_5": 4,
   "subscription_price_disclosure": "PARTIAL",
   "separate_fees_published": "NO",
   "pricing_model": "'starting at' monthly, scoped on demo",
   "published_pricing_summary": "starting at $199/month; final pricing scoped during 30-minute demo based on community size",
   "pricing_source_url": "https://www.hoalife.com/pricing",
   "price_verified_date": "2026-08-10",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Ian H. Graham Insurance (Aon)",
   "category": "HOA D&O insurance program (CAI-endorsed)",
   "primary_customer": "5000+ brokers representing 42000+ community association clients; program open to not-for-profit HOAs; condos; co-ops; timeshares",
   "self_managed_fit_1_5": 4,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "NA",
   "pricing_model": "quote only",
   "published_pricing_summary": "not public",
   "pricing_source_url": "https://www.ihginsurance.com/Our-Products/Directors-Officers-Liability",
   "price_verified_date": "2026-08-07",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Kevin Davis Insurance Services (Amwins)",
   "category": "HOA specialty insurance (D&O/crime wholesale)",
   "primary_customer": "retail insurance agents/brokers nationwide placing community association coverage (25+ yrs; positions as #1 in association specialty lines)",
   "self_managed_fit_1_5": 4,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "NA",
   "pricing_model": "wholesale, quoted via retail broker",
   "published_pricing_summary": "not public (wholesale; quoted through retail brokers)",
   "pricing_source_url": "https://www.kdisonline.com/products/directors-officers/",
   "price_verified_date": "2026-08-07",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Neigbrs by Vinteum",
   "category": "all-in-one HOA/condo communication and management",
   "primary_customer": "both: self-managed associations and property managers (separate solution pages)",
   "self_managed_fit_1_5": 4,
   "subscription_price_disclosure": "FULL",
   "separate_fees_published": "PARTIAL",
   "pricing_model": "per unit per month",
   "published_pricing_summary": "Basic $0.79/unit/mo; Standard $0.99/unit/mo (adds mobile app; voting; unlimited storage; SMS); Premium $1.99/unit/mo; one-time White-Glove onboarding fee varies by community size",
   "pricing_source_url": "https://vinteum.io/pricing/",
   "price_verified_date": "2026-08-11",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "PRA System",
   "category": "reserve planning software (DIY)",
   "primary_customer": "individual HOAs/POAs/timeshares self-preparing reserve plans; also reserve professionals and management companies",
   "self_managed_fit_1_5": 4,
   "subscription_price_disclosure": "FULL",
   "separate_fees_published": "YES",
   "pricing_model": "one-time licence + annual fee by unit band",
   "published_pricing_summary": "Wholly-owned individual properties (initial license + annual subscription): to 500 units $500 + $150/yr; 501-1,000 $800 + $200; 1,001-1,500 $1,000 + $250; 1,501-2,000 $1,200 + $300; 2,001-3,000 $1,400 + $350; 3,001-5,000 $1,600 + $400; 5,001-10,000 $2,000 + $450; over 10,000 \"Contact Us For Discounted Pricing\". Annual subscription stated to include support and training. Reserve study / management companies: first 2 properties $700 total; 3-100 $150/property; 100-500 $125/property; over 501 contact. Update fee $100 in every band, charged only when a study update is done; Cash Management module included free. UNCHANGED 2026-08-13 (S292) on every previously recorded figure; the $125 band and the free Cash Management module were missing from this row and are now recorded. All three read methods returned an identical figure set, zero raw-only figures.",
   "pricing_source_url": "https://prasystem.com/pricing/",
   "price_verified_date": "2026-08-13",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "ReserveDeck (formerly Apex Reserve Studio)",
   "category": "reserve planning software (SaaS)",
   "primary_customer": "reserve specialists (consultants) AND self-managed boards running their own studies (Starter tier explicitly for a single self-managed association)",
   "self_managed_fit_1_5": 4,
   "subscription_price_disclosure": "FULL",
   "separate_fees_published": "YES",
   "pricing_model": "seat + property count tiers",
   "published_pricing_summary": "Monthly: Starter $79/mo (1 seat, 5 properties; $15/property/mo overage); Solo $149/mo (1 seat, 15 properties; $10/property/mo overage); Studio $349/mo (5 seats, 40 properties); Firm $699/mo (15 seats, 120 properties); Enterprise custom. Annual (toggle panel, added to this row 2026-08-13): Starter $790/yr; Solo $1,490/yr; Studio $3,490/yr; Firm $6,990/yr - \"2 months free\". Vendor also publishes per-association unit prices: $15.80/$9.93/$8.73/$5.83 monthly and $13.17/$8.28/$7.27/$4.85 annual. Unlimited reserve studies and PDFs on every tier, no per-report fees; 7-day refund window. UNCHANGED 2026-08-13 (S293) on all monthly tiers",
   "pricing_source_url": "https://reservedeck.app/",
   "price_verified_date": "2026-08-13",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Vote HOA Now",
   "category": "full-service electronic voting for HOAs/condos",
   "primary_customer": "both: self-managed HOAs and management companies (each vote managed by a Vote HOA Now vote manager; CAI business partner)",
   "self_managed_fit_1_5": 4,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "PARTIAL",
   "pricing_model": "quote only, per-vote engagement",
   "published_pricing_summary": "not public - quote-based. CONFIRMED UNCHANGED 2026-08-14 (S298). All three methods returned an IDENTICAL figure set - visible text, raw HTML and DOM query each yielded exactly ['$25'] (additional ballot PDFs), zero raw-only figures; second vendor in this rotation to do so after PRA System on 2026-08-13. Model re-confirmed verbatim: initial agreement bundles custom voting site + annual software license fee + full-service management of ONE vote; each additional vote in the same year incurs an additional fee; cost depends on number of homes/units. 95 anchors, exactly one price-adjacent link ('Get a quote' -> /iWantItNow/index.php); no pricing page exists.",
   "pricing_source_url": "https://www.votehoanow.com/how-it-works/faq.php",
   "price_verified_date": "2026-08-14",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "LegalShield (PPLSI)",
   "category": "prepaid legal plans (small business)",
   "primary_customer": "small businesses generally; an incorporated association can enroll as a business entity; not HOA-specific",
   "self_managed_fit_1_5": 3,
   "subscription_price_disclosure": "FULL",
   "separate_fees_published": "NA",
   "pricing_model": "flat monthly per plan tier",
   "published_pricing_summary": "CORRECTED 2026-08-07: the full three-tier Small Business ladder is served in the raw bytes in BOTH billing states. MONTHLY: Premium $169.95/mo, Preferred $99.95/mo (Most Popular), Basic $59.95/mo. YEARLY: Premium $152.95/mo billed annually at $1,835.46; Preferred $89.95/mo billed annually at $1,079.46; Basic $53.95/mo billed annually at $647.46. Page FAQ says 'Starting at $59/month'. The 2026-07-28 single-plan record was a COLLAPSED-ACCORDION artifact of a rendered read, not a vendor change; our $53.95/$647.46 was correct but was the annual-billing Basic price. SEPARATELY, the same bytes carry a second differently-named ladder (Pro $169/mo, Plus $99/mo, Essentials $49/mo) with a distinct feature vocabulary, rendering with EMPTY price fields under the Yearly toggle; status UNDETERMINED, needs a rendered check, make no claim about what it is (S235).",
   "pricing_source_url": "https://www.legalshield.com/business",
   "price_verified_date": "2026-08-07",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Reserve Advisors",
   "category": "reserve study provider (national)",
   "primary_customer": "condo and homeowner associations nationwide (boards and managers); 26000+ clients; 37000+ studies",
   "self_managed_fit_1_5": 3,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "NA",
   "pricing_model": "quote only",
   "published_pricing_summary": "not public for its OWN service - RE-CONFIRMED UNCHANGED 2026-08-15 (S301): homepage returns zero dollar figures in all three methods across 384 anchors, with exactly one price-adjacent link ('Start Capital Planning Today' -> /request-a-proposal/). The vendor's INDUSTRY-WIDE range - 'as little as $1,000 or as much as $7,500 or more' - is a market range published by a provider, NOT this provider's fee. CITED-URL RE-TEST under the 2026-08-13 standing rule, because /finances/reserve-study-guide-small-associations/ reasons from that figure: /resources/blog/how-much-does-a-reserve-study-cost/ returns HTTP 200, no redirect, both $1,000 and $7,500 still present, modified_time still 2026-06-30. Citation alive, argument stands. NOTE: /how-much-does-a-reserve-study-cost/ (without /resources/blog/) is a hard 404 - the live path is the /resources/blog/ one, which is what we cite.",
   "pricing_source_url": "https://www.reserveadvisors.com/",
   "price_verified_date": "2026-08-15",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Smartwebs",
   "category": "all-in-one HOA management + accounting",
   "primary_customer": "both: management companies and self-managed HOAs (dedicated self-managed page; trademarked The Self-Managed HOA Advantage)",
   "self_managed_fit_1_5": 3,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "NO",
   "pricing_model": "quote only",
   "published_pricing_summary": "MATERIAL CHANGE 2026-07-29: REVERTED TO QUOTE-ONLY. smartwebs.com/pricing lists CORE (management) and MAX (management + accounting) with a 'Get a Quote' button on each and ZERO dollar figures anywhere on the page; both tiers carry 'Minimums and Implementation Fees Apply.' The $99/mo CORE starting price we recorded 2026-07-08 is no longer published. Recorded as a change in what the vendor publishes, NOT as a claim the underlying price changed.",
   "pricing_source_url": "https://smartwebs.com/pricing/",
   "price_verified_date": "2026-08-08",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "TownSq",
   "category": "community management app/platform",
   "primary_customer": "both but tilted toward management companies (Enterprise powered-by-C3 accounting is the PMC product); Pro/Advanced tiers serve individual boards",
   "self_managed_fit_1_5": 3,
   "subscription_price_disclosure": "FULL",
   "separate_fees_published": "YES",
   "pricing_model": "tiered by community size x product tier",
   "published_pricing_summary": "by community size: up to 300 units Pro $90/mo Advanced $145/mo; 301-900 units Pro $180/mo Advanced $290/mo; 900+ Pro $270/mo Advanced $435/mo; Enterprise custom; 10% off annual. Add-ons: digital voting $250/event + $25 setup; ARC $20/mo; website $10/mo; violations $20/mo; news & events emergency broadcast $20/mo; concierge $99/mo; business workspace $20/mo; AI $20/mo",
   "pricing_source_url": "https://www.townsq.io/pricing",
   "price_verified_date": "2026-08-11",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Buildium (RealPage)",
   "category": "property management accounting platform w/ association product",
   "primary_customer": "property management companies and landlords; Community Associations portfolio supported; self-managed boards can use it but are not the design center",
   "self_managed_fit_1_5": 2,
   "subscription_price_disclosure": "PARTIAL",
   "separate_fees_published": "YES",
   "pricing_model": "tiered 'from' price, scales with units",
   "published_pricing_summary": "Essential from $62/mo; Growth from $192/mo; Premium from $400/mo (scales with units). Fees: incoming EFT $2.35/$1.35/$0.60 by tier; cards 2.99%; bank account setup $99; 1099 e-file $50/batch + $4.50/form. Community-association-specific pricing not published (phone quote)",
   "pricing_source_url": "https://www.buildium.com/pricing/",
   "price_verified_date": "2026-08-08",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "DoorLoop",
   "category": "rental property management software",
   "primary_customer": "landlords and rental property managers; occasionally used by tiny condo boards; no association-specific accounting",
   "self_managed_fit_1_5": 2,
   "subscription_price_disclosure": "FULL",
   "separate_fees_published": "PARTIAL",
   "pricing_model": "tiered by unit count via on-page calculator",
   "published_pricing_summary": "MATERIAL CHANGE 2026-08-15 (S299), AND A CORRECTION OF OUR OWN 2026-08-05 ROW. The pricing page is now a UNIT-COUNT CALCULATOR: a visible number input (name=quantity, default 10) recomputes every tier. Measured by operating that control and reading rendered text: 1-10 units Starter $69 / Pro $149 / Premium $209; 11-20 units Starter DISAPPEARS ('Max 10 units', confirmed visible) and Pro $149 / Premium $209; 21-26 units Pro $164 / Premium $239; 50-51 units Pro $179 / Premium $269; 100 units Pro $209 / Premium $319; at 300+ NO figure renders and the page shows 'Managing more than 300 units? Book a Free Demo.' Band boundaries between 26-49 and 52-99 were NOT enumerated; only the sampled points above are claimed. All 'Per month. Billed yearly.' OUR 2026-08-05 ROW WAS WRONG ON TWO POINTS. (1) The overage: we recorded \"Only $3/unit\" as a flat per-unit overage on every tier. It is not an overage at all - it is a COMPUTED DISPLAY equal to tier price divided by the selected unit count. Confirmed arithmetically: the page rendered 'Only $3.51/unit' while quantity was 51 and Pro was $179 (179/51 = 3.51), and a raw scan at the default quantity of 10 returns exactly $6.90 / $14.90 / $20.90, which are 69/10, 149/10 and 209/10. The $3 figure we recorded was that display at whatever quantity was set when we read it. (2) List prices: $99 / $189 / $239 are now RAW-ONLY and render nowhere to a reader; only the discounted $69 / $149 / $209 are shown. Promo banner now 'Offer ends Friday August 21' - THIRD distinct date recorded (2026-07-31, then November 07 on 2026-08-05, now August 21), so the deadline rolls and is not a real deadline. Aggregator claims of a 20-unit cap and $1.00-$1.50/unit overage still contradict the vendor page - DO NOT USE.",
   "pricing_source_url": "https://www.doorloop.com/pricing",
   "price_verified_date": "2026-08-15",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Enumerate (formerly TOPS)",
   "category": "community association accounting/management platform",
   "primary_customer": "both PMCs and self-managed associations (dedicated self-managed page) but priced for scale",
   "self_managed_fit_1_5": 2,
   "subscription_price_disclosure": "PARTIAL",
   "separate_fees_published": "NO",
   "pricing_model": "quote only, monthly minimum published",
   "published_pricing_summary": "partially public: quote-based but pricing FAQ states minimum monthly software cost is $500 plus one-time implementation/migration fee; annual contract required",
   "pricing_source_url": "https://goenumerate.com/pricing",
   "price_verified_date": "2026-08-11",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "LeapAP (formerly CondoWorks)",
   "category": "accounts payable automation",
   "primary_customer": "property and community management COMPANIES (condo/HOA/commercial portfolios) — not volunteer boards",
   "self_managed_fit_1_5": 2,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "NO",
   "pricing_model": "quote only, fee components published",
   "published_pricing_summary": "not public, quote-only, re-confirmed 2026-08-06: /pricing still redirects to /demo (a calendar scheduler). BUT THE PRICING MODEL IS NOW PUBLISHED on the vendor's own FAQ, verbatim: 'Pricing is based on invoice volume, portfolio size and scope of services. Typical pricing includes: A per-invoice processing fee / Optional payment fees / One-time setup fees.' Three named fee components including a ONE-TIME SETUP FEE. Still zero dollar figures, so this remains quote-only.",
   "pricing_source_url": "https://www.leapap.com/",
   "price_verified_date": "2026-08-06",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Zego (Global Payments; formerly PayLease)",
   "category": "payments / billing automation",
   "primary_customer": "property management companies and community associations (integrates with association accounting suites)",
   "self_managed_fit_1_5": 2,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "NO",
   "pricing_model": "quote only",
   "published_pricing_summary": "not public - RE-CONFIRMED UNCHANGED 2026-08-15 at three-method depth (S300): ZERO dollar figures in visible text, in raw HTML and in a leaf-node DOM query - all three methods returned an identical EMPTY figure set, the third vendor in this rotation to do so. 120 anchors; the only price-adjacent destinations are 'Request pricing' -> /pricing-request/ and 'Request a Quote' -> /demo/. Affirmatively quote-only rather than merely silent. Page modified_time still 2025-01-21T14:51:42+00:00, unchanged since our 2026-08-05 read.",
   "pricing_source_url": "https://www.gozego.com/who-we-serve/homeowners-associations/",
   "price_verified_date": "2026-08-15",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "AppFolio",
   "category": "property management platform (Community Associations segment)",
   "primary_customer": "professional property managers; associations a market segment — not self-managed boards",
   "self_managed_fit_1_5": 1,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "NO",
   "pricing_model": "quote only, minimum spend stated",
   "published_pricing_summary": "not public - no dollar figures anywhere; all tiers show Get a Quote. Page states minimum spend and a 50-unit minimum apply (Core). REFINED 2026-07-30: with the page's own Filter by Market control set to Community Associations, CORE IS THE ONLY TIER OFFERED; Plus and Max appear there only as add-on labels, not purchasable plans (the Core/Plus/Max lineup is the Residential view). No trial; CTA is Book a Free Demo",
   "pricing_source_url": "https://www.appfolio.com/pricing",
   "price_verified_date": "2026-08-09",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "CINC Systems",
   "category": "enterprise association management/accounting (banking-integrated)",
   "primary_customer": "association management companies (portfolio operators); not self-managed boards",
   "self_managed_fit_1_5": 1,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "NO",
   "pricing_model": "quote only",
   "published_pricing_summary": "not public — vendor explicitly declines instant quotes; custom quote after discovery",
   "pricing_source_url": "https://cincsystems.com/ (no pricing page exists as of 2026-08-12; former https://cincsystems.com/pricing now redirects to /solutions/)",
   "price_verified_date": "2026-08-12",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "ClickPay (RealPage)",
   "category": "payments (receivables automation)",
   "primary_customer": "property/association management companies (esp. NYC metro co-ops/condos); associations onboard through their manager",
   "self_managed_fit_1_5": 1,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "NO",
   "pricing_model": "quote only",
   "published_pricing_summary": "not public - CONFIRMED UNCHANGED 2026-08-14 at three-method depth (S297). Homepage: 56 anchors, ZERO matching pricing|cost|quote|plan|fees in text or href; zero dollar figures in visible text; raw scan returned only $8/$1/$2/$5, all script/CSS artifacts with no rendered counterpart. Quote-only. Runs a dedicated Association Managers segment. URL NOTE 2026-08-14: site.clickpay.com now redirects to www.clickpay.com, but our cited deep URL /for-property-managers/payments/ still returns HTTP 200 with no redirect (cited-URL re-test under the 2026-08-13 standing rule). A same-origin in-page fetch is blocked by a DataDome wrapper on window.fetch; verified by direct navigation instead. No bot protection circumvented, no CAPTCHA encountered.",
   "pricing_source_url": "https://site.clickpay.com/for-property-managers/payments/",
   "price_verified_date": "2026-08-14",
   "commercial_relationship_with_commonkeel": "none"
  },
  {
   "vendor": "Vantaca",
   "category": "association management platform (manager-only)",
   "primary_customer": "association management companies only",
   "self_managed_fit_1_5": 1,
   "subscription_price_disclosure": "NONE",
   "separate_fees_published": "NO",
   "pricing_model": "quote only",
   "published_pricing_summary": "Not published on the vendor site. RE-CONFIRMED 2026-08-13 at three-method depth (S294): 121 anchors on the homepage, none matching pricing|cost|quote|plan in text or href; zero dollar figures in visible text AND zero in raw HTML. Vendor states a rack rate of $0.54 per door per month in its own 2026-07-02 blog post - a software rate charged to management companies, not a management fee and not purchasable by a self-managed board. That blog citation was re-tested 2026-08-13 and is ALIVE: HTTP 200, no redirect, still contains $0.54. Checked because /finances/self-managed-vs-management-company-cost/ builds an arithmetic argument on that single figure.",
   "pricing_source_url": "https://www.vantaca.com",
   "price_verified_date": "2026-08-13",
   "commercial_relationship_with_commonkeel": "none"
  }
 ]
}