A hundred-unit building in South Florida runs something close to a $2.3 million annual operating budget and pays between $18,000 and $36,000 a year for management. South Florida highrise management fees rose more than 40 percent per unit year over year in the 2025 FirstService BENCHMARK survey of about a thousand buildings.
It does not replace a manager. It replaces the four systems a self-managed board is already running by hand. At the top band it costs under half a percent of the operating budget.
In New York the same comparison is starker. A managing agent runs $500 to $1,200 per unit a year. For an eighty-nine-unit building that is $44,500 to $106,800. The band that building sits in here is $8,340 a year.
This page is the argument. If you would rather see every product with its own price on one screen, that list is here.
Since January a Florida condominium association of twenty-five units or more has had to keep a permission-gated website with every official record posted inside thirty days of receiving or creating it. That obligation does not end; it recurs every time a contract, a budget, or a set of minutes exists. This is that job, done for you.
25–149 units
To build it, once
$2,495
Then, monthly
If you move up to the platform within twelve months, the $2,495 comes off the launch fee. The first rung is a way in, not a different company.
There is no per-unit price on this page and there will not be one. Per-unit billing invites a board to price this against the cheapest portal on the market, and it charges the smallest buildings the most for the record they need most. The monthly figure does not move because you sold a unit.
76–100 units
Launch, once
$9,500
Then, monthly
$695
The band our own building sits in
Talk about this band →Under 50 units
Quoted. A small building is not a small record, and the flat monthly is what keeps the smallest associations from paying the most per door. If a full platform is more than you need today, Records Compliance above starts at twenty-five units.
Software that costs a hundred dollars a month exists and it works. It assumes a volunteer will do the gathering, the posting, the chasing and the closing. This assumes nobody will.
We take nothing on your payment rails. Card and bank fees pass through at cost, and the board decides whether the association absorbs them or the payer does.
Larger than 150 units, or a portfolio of several associations, is quoted rather than banded — the shape of the work changes. Property Concierge Essentials is included in every band. The managed concierge layer, document audits, and Studio website engagements are separate and are quoted with their own scope.
An unexplained set-up fee reads as a toll. Here is the work, and it is the part that decides whether the platform is any use to you in year two.
01
Data migration from whatever you are on now — another platform, a bookkeeper’s file, or the spreadsheet. Chart of accounts built from your governing documents rather than a template, opening balances, and historical general ledger.
02
Operating and reserve accounts linked, fund segmentation set, and the first reconciliation run with you rather than handed to you.
03
Owners and residents onboarded. Declaration or proprietary lease, bylaws, house rules, and policies loaded, each with its audience and its approval state set so the concierge can answer from them.
04
Milestone inspection, structural integrity reserve study, annual meeting notice, insurance renewal, and annual filings — dated to your building and your fiscal year, with an owner on each one.
05
Two sessions for the board and one for whoever keeps the books. Recorded, so next year’s treasurer does not start from nothing.
One building runs on this today and we own it. Until other boards can call someone who is not us, proof is worth more to this company than margin is — so the first 5 associations get a rate with a name and an end date, rather than a quiet discount that would become the real price.
What you get
What we ask
The founding rate holds for 24 months from go-live, after which the published band applies. It is capped at 5 associations and closes when they are taken, whether or not this paragraph has been updated.
You want a front-desk and package-log system. That is a different product and several are cheaper than this.
You are professionally managed and happy. The platform assumes the board is the operator; if a management company runs your building, most of this is duplicated.
You are comparison-shopping portals on monthly price. You will find a lower number, you should take it, and we would rather you did than resent this one.
The buildings this suits are self-managed on purpose, run an operating budget north of a million dollars, and have a board that would rather hold the record itself than ask someone else for a copy of it.
Your unit count, your operating budget, and what you pay for management and bookkeeping today. We will tell you on the call whether this is worth your while.