HOA Software Pricing: The Normalized Cost Table
Updated August 14, 2026 · Base table verified July 3, 2026; Condo Control corrected August 14, 2026: the vendor publishes five self-managed unit bands ($67.50/$135/$270/$405/$540 per month), not the single starting figure we had recorded — now normalized at 25, 100 and 200 units, with the $1.35-per-unit-at-band-floor rule the five bands imply; two stale Neigbrs “unverified at source” labels removed August 14, 2026 — they contradicted this page’s own August 11 correction; ClickPay and Vote HOA Now re-verified quote-only August 14, 2026 (unchanged);Neigbrs by Vinteum restored to verified-at-source August 11, 2026: all three plan prices ($0.79 Basic, $0.99 Standard, $1.99 Premium) read directly on the vendor page, reversing the August 1 “unverified at source” label, which was a carousel-rendering artifact; the vendor’s unresolved free-trial contradiction is stated on both sides and was not re-checked; TownSq (all three size tiers) and Enumerate re-verified at source August 11, 2026, both unchanged; TownSq add-on list re-verified August 1, 2026 with one add-on added; AppFolio, HOA Express and Association Reserves rows re-read on the vendors’ own pages July 30, 2026 (all three unchanged in price, with new tier limits recorded); Smartwebs and Buildium re-read July 29, 2026 (Smartwebs reverted to quote-only, Buildium unchanged); HOA Start row re-verified August 3, 2026; ReserveDeck row re-verified on the vendor’s own page August 4, 2026, all four tiers unchanged ($79 / $149 / $349 / $699 per month) with the annual prices now published directly
Vendors price HOA software four incompatible ways: flat annual, per-month tiers by unit count, per-unit per-month, and “request a quote.” This page converts every published price to the same two numbers, total annual software cost and per-unit monthly cost, at three community sizes: 25, 100, and 200 units.
Pricing changes often. Every figure below is the vendor’s own published price, verified July 3, 2026, with the source linked per row, with one flagged exception marked in the table: the Neigbrs by Vinteum Basic ($0.79/unit/mo) and Premium ($1.99/unit/mo) rates are confirmed on the vendor’s own pricing page as of 2026-08-11, after a 2026-08-01 caveat that turned out to be a reading artifact; see the correction box below. Vendors reprice, run promotions, and change tier boundaries without notice, treat this table as a comparison map and confirm current pricing on the vendor’s site before budgeting. Quote-only vendors appear in a separate table because we do not publish estimates for unpublished prices.
Disclosure: as of July 15, 2026 CommonKeel has no paid relationship with any vendor in the table below. We do have a QuickBooks (Intuit) affiliate relationship, disclosed inline where QuickBooks is discussed on this page and on its dedicated guide; it does not affect what appears in the table. Disclosure policy · Methodology.
New, August 15, 2026: we published the underlying data. This page prices the products a board would actually shortlist. The HOA Software Pricing Transparency Dataset covers all 30 vendors we track and answers a prior question: which vendors publish a price at all. Twelve of thirty publish nothing, and every one of the four vendors we rate least suitable for a self-managed board is in that group. Free CSV and JSON, CC BY 4.0.
All-in-one platforms with published pricing
| Vendor | Published pricing model | 25 units $/yr · $/unit/mo | 100 units $/yr · $/unit/mo | 200 units $/yr · $/unit/mo | Source & verified |
|---|---|---|---|---|---|
| RunHOA | $399/yr flat, all features, unlimited units | $399 · $1.33 | $399 · $0.33 | $399 · $0.17 | runhoa.com · 2026-07-03 |
| PayHOA | Single plan tiered by unit count, billed yearly: $49/mo (0–25), $99/mo (51–100), $169/mo (151–200); monthly billing costs more | $588 · $1.96 | $1,188 · $0.99 | $2,028 · $0.85 | payhoa.com · 2026-07-03 |
| Neigbrs by Vinteum (Basic) * | * $0.79/unit/mo Basic and $1.99/unit/mo Premium: CONFIRMED AT SOURCE 2026-08-11. This cell previously said the opposite. From 2026-08-01 to 2026-08-11 we labelled both figures unverified after three direct checks failed to find them; a fourth check reading every plan card found all three published on the vendor’s own page. The earlier checks were defeated by a carousel that puts only the active card in visible text. See the correction box below the table. Only Standard $0.99/unit/mo is confirmed on the vendor page (2026-08-01), which computes to $297/yr at 25 units, $1,188/yr at 100 and $2,376/yr at 200. One-time onboarding fee that varies by size is published. | $237 · $0.79 * | $948 · $0.79 * | $1,896 · $0.79 * | vinteum.io · recorded 2026-07-03; confirmed on the vendor’s own page 2026-08-11 |
| TownSq (Pro) | $90/mo up to 300 units (Advanced $145/mo); 10% off annual; feature add-ons priced separately | $1,080 · $3.60 | $1,080 · $0.90 | $1,080 · $0.45 | townsq.io · 2026-07-03 |
| HOA Start | Starting points only: Professional from $39/mo, Premium from $49/mo, White-Glove from $149/mo (billed annually); final price depends on number of homes. Violation tracking and ARC/work orders start at Premium | from $468/yr, final price by quote, so per-unit figures can’t be computed honestly | hoastart.com · 2026-07-25 | ||
| HOALife | Starting at $199/mo; final pricing scoped in demo by community size | from $2,388/yr floor, realistic mainly at 100+ units (≥$1.99/unit/mo at 100 units) | hoalife.com · 2026-07-03 | ||
| Buildium (Essential) | From $62/mo, scaling with units; Growth from $192/mo; Premium from $400/mo. Association-specific pricing not published (phone quote) | from $744/yr at the published Essential floor, treat as a floor, not a quote | buildium.com · 2026-08-08 | ||
* Correction to a correction, August 11, 2026: the Neigbrs by Vinteum Basic and Premium prices ARE published on the vendor’s own page, and our earlier caveat was a reading artifact. From 2026-08-01 this box said we could no longer verify $0.79 Basic and $1.99 Premium at source, after three consecutive direct reads found only Standard $0.99. Read again on 2026-08-11, all three appear on vinteum.io/pricing: Basic Plan “$.79 /unit”, Standard Plan “$.99 /unit”, Premium Plan “$1.99 /unit”, each with its own “Perfect for” description and its own Choose Plan button, in that document order. (The vendor writes the cents figures without a leading zero.) All three rows are restored to vendor-published, verified 2026-08-11.
Why we got it wrong, stated plainly, because it is the useful part. The three plan cards sit in a carousel and only the active card is in the page’s visible text at first paint — which is exactly what a visible-text read returns. All three earlier checks read one card and reported on the page. Today’s read queried every card element in the document instead. What we are NOT claiming: we cannot say what this page displayed on 2026-07-03 or 2026-08-01, only that today it publishes all three. If you budgeted from the intervening caveat, the figures you had were right all along.
Also unresolved, and the vendor has not reconciled it: trial terms. On August 1, 2026 the vinteum.io pricing FAQ read “We do not offer a self-service free trial at this time” and offered a personalized demo instead, while on the same day the vendor’s own live page at vinteum.io/free-trial advertised a 14-day free trial with no credit card required. Both are the vendor’s own published positions on the same date. We cannot tell which is current and we are not picking a side. Ask the vendor directly and get the answer in writing before your board plans around either one. This contradiction was not re-checked on 2026-08-11; only the pricing cards were re-read.
How to read: RunHOA’s flat $399/yr equals $1.33 per unit per month at 25 units but only $0.17 at 200, flat pricing rewards larger communities; per-unit pricing (Neigbrs) is size-neutral; tiered pricing (PayHOA, TownSq) steps at boundaries. All arithmetic is ours; underlying prices are the vendors’ published figures, including the two Neigbrs figures marked * above, which were confirmed on the vendor’s own page on August 11, 2026 after an earlier caveat was withdrawn — see the correction box.
The fees that don’t appear in the headline price
For small associations, per-transaction fees can rival the subscription. These are the usage fees the vendors themselves publish (verified 2026-07-03):
| Vendor | Published usage fees |
|---|---|
| PayHOA | ACH $2.45; cards 3.5% + $0.50; USPS letter $1.25; optional bookkeeping from $199/mo; 1120-H prep from $399; 1099 $15 |
| HOA Start | Texts $25/1,000 beyond bundles; mobile app $500 lifetime on Professional; print/mail from $1.80/letter |
| TownSq | Add-ons: digital voting $250/event + $25 setup; ARC $20/mo; website $10/mo; violations $20/mo; news and events emergency broadcast $20/mo; concierge $99/mo; business workspace $20/mo; AI $20/mo (re-verified August 1, 2026) |
| Buildium | 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 |
| Neigbrs by Vinteum | One-time white-glove onboarding fee, varies by community size |
Worked example: a 50-unit association on PayHOA ($59/mo billed yearly = $708/yr) where 40 owners pay monthly by ACH at $2.45 adds $1,176/yr in ACH fees if the association absorbs them, more than the software itself. Many associations pass processing fees to owners who choose electronic payment; decide this policy before you buy.
Quote-based vendors (limited public pricing)
| Vendor | What is public | Source |
|---|---|---|
| Condo Control | Five bands published, corrected August 14, 2026: $67.50/mo (selector band 0–99, labelled “under 50 units”), $135 (100–199), $270 (200–299), $405 (300–399), $540 (400–499), Contact Sales at 500+. Visible only in the Self-Managed view and only after moving the unit selector — the Management Company view publishes no figure at all. No band exists for 50–99 units, and no add-on is priced (e-voting, virtual meetings, violation tracking, website and accounting integration are all billed on top). No self-serve trial. Our earlier entry said nothing was published above the entry band; that was our reading error, not a vendor change.
Normalized, since these are now published figures: $810/yr at 25 units ($2.70/unit/mo, because the minimum charge applies), $1,620/yr at 100 units ($1.35/unit/mo), $3,240/yr at 200 units ($1.35/unit/mo). What the five bands imply, and this part is our arithmetic, not a vendor statement. Every published band equals exactly $1.35 per unit per month charged at the band’s floor — 50×$1.35=$67.50, 100×$1.35=$135, 200×$1.35=$270, 300×$1.35=$405, 400×$1.35=$540. Five bands, no exceptions. Two things follow. It explains the odd “under 50 units” label on the 0–99 band: $67.50 is the 50-unit minimum charge, so there is no separate 50–99 price to publish. And it means your effective per-unit cost falls as you move up inside a band and resets at each boundary: $1.35/unit at 100 units, $0.68 at 199, then back to $1.35 at 200. A 199-unit association pays half the per-unit rate of a 200-unit one. We have not asked the vendor to confirm this rule and you should not treat it as a quote — but it is the right question to put to their sales team in writing. | condocontrol.com |
| Smartwebs | No published price. Two tiers are listed, CORE (management) and MAX (adds full accounting), both behind a “Get a Quote” button, both noted “Minimums and Implementation Fees Apply.” Re-read on the vendor page August 8, 2026, unchanged since July 29, 2026. Note: on July 8, 2026 the vendor page published a CORE starting price of $99/month and we cited it here until today; that figure is no longer shown, so we do not state it as current. | smartwebs.com |
| Enumerate | Pricing FAQ states minimum monthly software cost of $500 (= $6,000/yr floor) plus one-time implementation/migration fee; annual contract required | goenumerate.com |
| AppFolio | All tiers quote-based, no dollar figures published; page states minimum spend and a 50-unit minimum apply on Core. Read July 30, 2026 with the page’s own “Filter by Market” control set to Community Associations, where Core is the only tier offered (Plus and Max appear there only as add-on labels, not as purchasable plans). No trial; the call to action is a demo booking | appfolio.com |
| Zego (payments) | No pricing published on gozego.com; sold via integrations with accounting platforms | gozego.com |
Specialty tools worth pricing separately
| Tool | Category | Published pricing | Source |
|---|---|---|---|
| HOA Express | Website + communication | Free plan (basic site, capped at 50 households; the tier is labeled Free with no dollar figure printed); at 0–25 households: Inform $15/mo, Engage $21/mo billed yearly ($180–$252/yr), or $17 and $24 billed monthly; paid plans scale by household count via an on-page slider. Re-verified July 30, 2026, with three terms worth knowing: Inform is hard-capped at 500 households so larger communities must take Engage; the trial is 30 days with no credit card; and the vendor states no setup fee and a 30-day money-back guarantee | hoa-express.com |
| Text-Em-All | Mass texting/calls | Monthly by group size: 1–50 contacts $19/mo; 51–100 $39/mo; 101–200 $69/mo; 201–300 $99/mo; or pay-as-you-go credits 5–9¢ | text-em-all.com |
| ElectionBuddy | Elections/voting | Per election: Free up to 20 voters; Plus $29 up to 350; Premium $99 up to 1,000; Professional from $299. Meeting votes priced separately | electionbuddy.com |
| PRA System | DIY reserve planning | $500 initial license + $150/yr at the smallest tier (scales with units) | prasystem.com |
| ReserveDeck (formerly Apex Reserve Studio) | Reserve study SaaS | Starter $79/mo (1 seat, 5 properties); Solo $149/mo (15 properties); Studio $349/mo (5 seats, 40 properties); Firm $699/mo (15 seats, 120 properties); annual billing advertised as 2 months free; unlimited studies on all tiers | reservedeck.app · 2026-07-25 |
| Association Reserves (DIY Kit) | Reserve study | DIY Reserve Study Kit $499 flat; uPlanIt funding tool $399/budget season (free with a professional study) | reservestudy.com |
How to budget from this table
- Find your unit-count column and note the two or three cheapest credible options for your size. (Want a head start? The free HOA Software Match tool turns six answers into a shortlist using our published rules.)
- Add usage fees for your real payment mix (how many owners will pay by ACH? by card? who absorbs the fee?).
- Check the fit, not just the price, the rubric-scored comparison weighs accounting depth, volunteer ease, and support alongside cost.
- Sanity-check against the alternative: even the priciest option here is a fraction of professional management, see the honest cost comparison or run the numbers in the management cost calculator. And if you’re under ~30 units, the free dues tracker may be all you need this year.
Not sure you need HOA-specific software? Some treasurers run the books on generic accounting instead. See our honest take on QuickBooks Online for a self-managed HOA, what it handles and the four things it was never built to do, before deciding.
Found a price that’s changed? Tell us, this table is maintained on a quarterly recheck cadence per our editorial standards.