§ 1 · Verdict
Pick them if
their workflow is already the
board's source of truth.
Pick both if
the board needs a transition
period.
Pick Gavelhouse if
reserve discipline and
board evidence are the requirement.
TLDR
DoorLoop (contact-for-quote, per-unit pricing) and Buildium ($62-$400/mo with 30-50% hidden fees) both handle rental properties and HOAs. DoorLoop is rental-first with HOA features bolted on. Buildium has stronger accounting with fund accounting, trust accounting, and GAAP reporting. Both are designed for professional property managers handling mixed portfolios. For HOA-only boards, paying for rental management features you do not use inflates costs without improving HOA management.
| Feature | DoorLoop | Buildium | Gavelhouse |
|---|---|---|---|
| Monthly cost | Contact for quote | $62-$400/mo tiered | $14.50-$149.50/mo billed annually with LAUNCH50 |
| Reserve fund compliance | No | No | Built-in, state-specific |
| Built for | Professional management | Professional management | Volunteer boards |
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Start Free TrialTwo mixed-portfolio platforms
DoorLoop and Buildium both manage rental properties and HOAs. Both are designed for professional property managers handling mixed portfolios. The comparison matters for HOA boards because both platforms appear in “best HOA software” lists based on high review scores, but those scores reflect rental management satisfaction as much as HOA capabilities.
DoorLoop: rental-first
DoorLoop built its platform for landlords and rental property managers. Tenant screening, lease management, rent collection, maintenance tracking, and vacancy management are the core features. HOA capabilities (dues collection, violation tracking, basic accounting) were added to expand the platform’s addressable market.
The 4.8/5 Capterra rating across 702 reviews is strong, but most reviewers are rating rental features. The modern interface and clean user experience contribute to high satisfaction scores. HOA-specific reviews are a small fraction of the total.
Pricing is contact-for-quote with per-unit fees. The lack of published HOA pricing makes cost evaluation difficult for boards comparing options.
Buildium: the accounting edge
Buildium’s accounting is its primary advantage for HOAs. Full fund accounting with trust accounting and GAAP-recognized financial reporting means operating and reserve funds can be properly separated at the ledger level. The Lumina AI Suite on Premium ($400/month) adds AI-powered bill scanning and automation.
The hidden fees are the cost story. A 100-unit HOA on Essential ($62/month base) collecting dues via EFT pays $297/month after transaction fees. Growth tier at $192/month reduces EFT fees but triples the base cost. Premium at $400/month includes the AI suite and priority support.
Buildium has nearly 2,000 Capterra reviews at 4.5/5. The platform was acquired by RealPage for $580M, then RealPage by Thoma Bravo for $10.2B. Market position is established.
The rental management tax
Both platforms charge HOA boards for rental features they do not use:
- Tenant screening workflows
- Lease tracking and renewal management
- Vacancy marketing and listing syndication
- Rent-specific payment processing
- Rental-specific reporting
Every HOA board using DoorLoop or Buildium pays for these features through their subscription. The development resources allocated to rental management do not benefit HOA-only communities.
The purpose-built alternative
We built Gavelhouse for HOA boards that do not need rental management. Reserve fund separation is the focus, with reserve balance context available for board and CPA review. The interface is designed for a volunteer treasurer who logs in monthly, not a property manager who logs in daily.
At $14.50-$74.50/mo billed annually with LAUNCH50 flat with no per-unit fees and no hidden transaction costs, a 100-unit community on Gavelhouse ($39.50/mo Growth tier) pays $474/year. The same community on Buildium Essential pays $3,564/year. That $2,616 annual difference buys a lot of reserve fund contributions.
| Feature | DoorLoop | Buildium | Gavelhouse |
|---|---|---|---|
| Pricing | Contact for quote (per-unit) | $62-$400/mo + fees | $14.50-$74.50/mo billed annually with LAUNCH50 flat |
| Primary focus | Rental management | Mixed portfolio management | Self-managed HOA |
| HOA accounting | Basic | Strong (fund + trust accounting) | Fund separation + compliance |
| Reserve fund tracking | Partial | Strong (when configured) | Dedicated compliance tools |
| Rental features | Yes (primary) | Yes (included) | No |
| Hidden fees | Unknown (quote-based) | $2.35/EFT, $99/bank, $5/eSign | None |
| AI features | No | Lumina Suite (Premium) | No |
| Capterra rating | 4.8/5 (~702 reviews) | 4.5/5 (~1,969 reviews) | N/A (new) |
| Target customer | Property managers (rental-first) | Property managers (mixed) | Volunteer boards |
PROS & CONS
DoorLoop
Pros
- 4.8/5 Capterra across 702 reviews -- strong user satisfaction
- Modern interface with clean user experience
- Handles rentals and HOAs in one platform for mixed portfolios
Cons
- Rental-first with HOA features as secondary
- Contact-for-quote pricing, no transparency
- Partial reserve tracking with no dedicated compliance tools
PROS & CONS
Buildium
Pros
- Strong fund accounting with trust accounting and GAAP reporting
- Nearly 2,000 Capterra reviews -- massive market validation
- Lumina AI Suite adds automation on Premium tier
Cons
- 30-50% hidden fees inflate actual cost above base price
- Designed for professional management companies
- Essential tier's EFT fees make it expensive for HOAs collecting dues
Q&A
Should a property manager with both rentals and HOAs choose DoorLoop or Buildium?
Buildium if HOA accounting depth matters. DoorLoop if you want a cleaner interface and manage mostly rentals with a few HOAs. Both handle mixed portfolios. Buildium's fund accounting is stronger for HOA compliance needs. DoorLoop's rental features are stronger. The choice depends on whether your portfolio is rental-heavy or HOA-heavy.
Q&A
Why are DoorLoop and Buildium poor choices for self-managed HOA boards?
Both platforms include rental management features that HOA-only boards never use. You pay for tenant screening, lease tracking, and vacancy management with no return. Buildium's hidden fees push costs to $297+/month for 100 units on Essential. DoorLoop's quote-based pricing is not transparent.
Q&A
How much does an HOA-only board overpay on DoorLoop or Buildium?
Buildium Essential for a 100-unit HOA costs approximately $297/month ($3,564/year) including EFT fees. Gavelhouse covers the same community at $39.50/month billed annually with LAUNCH50 ($474/year) with reserve compliance included. The annual difference is approximately $2,976 -- money that could go toward reserve fund contributions or community improvements.
Verdict
Buildium is the stronger platform for HOA accounting with fund accounting and GAAP reporting. DoorLoop has better reviews and a more modern interface. Both are mixed-portfolio tools for professional managers. For self-managed HOA boards with no rental properties, neither is the right fit. Gavelhouse ($14.50-$74.50/mo billed annually with LAUNCH50 flat) handles HOA reserve fund compliance at a fraction of the cost with no rental management overhead. For self-managed boards evaluating these tools because financial governance is the real gap, Gavelhouse is the stronger fit: it combines fund separation, reserve compliance tracking, and board-operable workflows in one system.
Frequently asked
Common questions before you try it
Which is better for HOA management, DoorLoop or Buildium?
Does DoorLoop or Buildium have better reserve fund tracking?
What does a 100-unit HOA actually pay for Buildium?
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- Board-ready reporting and audit packs
- Meetings, governance, and owner workflows
§ 3 · Honest take
Honest take: some competitors win on breadth, age, or back-office depth. Gavelhouse should win only when the board needs a simpler compliance-first record.
Sources and Review Notes
Gavelhouse cites the sources used for this page and records the last review date for each reference.
- Buildium pricing page
Buildium pricing page
- Capterra
Capterra