A hundred-unit building on this coastline 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.
This replaces a good deal of that work and costs a fraction of it. At the top band it is under half a percent of the operating budget.
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.
50–75 units
Launch, once
$7,500
Then, monthly
$495
76–100 units
Launch, once
$9,500
Then, monthly
$695
The band our own building sits in
101–150 units
Launch, once
$12,500
Then, monthly
$895
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.