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Best condo association software for 2026

Jared McKinney · Founder, Kahoa
Updated · prices checked against each vendor's site

The best condo association software depends on whether the building has staff. Staffed buildings with a front desk do best with Condo Control. Self-managed condo associations run by a volunteer board fit Kahoa or PayHOA. Condo associations with a management company usually end up on AppFolio or TownSq.

Kahoa makes Kahoa. We put it through the same HSAT as every other tool, and every pick lists where it falls short, ours included.

What is condo association software?

Condo association software manages a building or complex owned in common: dues, reserve funds, the budget, owner communication and requests, and for staffed buildings, packages, amenities and visitor logs.

Condo associations carry more shared property than most HOAs, so reserve funds and an accurate budget matter more. Front-desk tools matter only if the building has staff to use them.

$67.50a month, Condo Control's starting price for buildings under 50 units.condocontrol.com/pricing, Oct 20 2026
$50a month, Kahoa's flat price for a condo association of any size.kahoa.app/pricing
4.8 of 5Condo Control's rating from 241 G2 reviews, the highest here.G2, Oct 2026

Does it pass the HSAT?

The HSAT, our HOA Stewardship Accounting Standard, is 5 pass-or-fail questions a careful board asks before trusting software with the association's money. The HSAT is Kahoa's own test, not an official accounting standard.

01Are operating and reserve funds kept apart?Passes if the entry plan tracks operating and reserve money as separate funds.
02Is the 1120-H included?Passes if the yearly federal return is prepared from the books at no extra cost.
03Does the price stay flat as homes are added?Passes if the board pays the same at 25 homes as at 150.
04Are homeowner fees published?Passes if the fee a neighbor pays to send dues is listed up front.
05Can the board leave with its books?Passes if the board can export every ledger itself, any day, free.

How does condo association software compare?

each row links to its source
SoftwareHSATBoard paysFund accounting1120-HHomeowner bank feeFull export
Condo Controlcondocontrol.com/pricing1 of 5From $67.50/mounder 50 unitsSold as modulesNot offeredNot publishedSelf-serve
Kahoakahoa.app/pricing5 of 5$50/moany number of homesIncludedIncluded$2.45Anytime, free
PayHOApayhoa.com/pricing3 of 5$54–$275/morises with homesIncludedFrom $399 extra$2.45Self-serve CSV and PDF
AppFolioappfolio.com/pricing1 of 5From $1.49/home/mo50-home minimumIncludedNot offered$2.49third-party reportsReport by report
Buildiumbuildium.com/pricing2 of 5$80/moEssential, up to 40 homesIncludedNot offered$2.35+$99 setup per bank accountPartial
TownSqtownsq.io/pricing0 of 5$90–$270/moEnterprise plan onlyNot offered~$1.50via ATG PayNot published
RunHOArunhoa.com/pricing5 of 5$399/yrany number of homesIncludedIncluded0.8%, max $5board can absorb itPDF, Word, Excel
IncludedCosts extraNot offered or not published
HSAT: one point per question passed on the entry plan. Prices and fees from each vendor's public pricing page, checked Oct 20, 2026. "Not published" means the vendor doesn't list it publicly. Spot something out of date? Tell us and we'll fix it within a day.

Which condo association software is best for your building?

01
Best for staffed condo buildings

Condo Control

Condo Control is built for buildings with a front desk: package logging, visitor and key management, security patrols and amenity booking. Condo Control starts at $67.50 a month under 50 units and sells many tools as add-ons.

Why it's here
  • Front-desk, package and security tools
  • Rated 4.8 of 5 on G2
Where it falls short
  • Accounting is an add-on integration
  • No 1120-H
Condo Control alternatives
Condo Control's payments report, emails blurred by Kahoa · image: Condo Control help center
Condo Control's payments report, with email addresses blurred
Condo Control's payments report, with email addresses blurred
The numbers
HSAT1 of 5
Board paysFrom $67.50/mo
Homeowner bank feeNot published
1120-HNot offered
02
Best for self-managed condo associations

Kahoa

Our product

Kahoa keeps reserve and operating funds apart from the bank feed, prepares the 1120-H, and answers owners' questions from the association's declaration and bylaws. Kahoa costs $50 a month for any size building.

Why it's here
  • Reserve and operating funds kept apart automatically
  • Owner questions answered from the declaration
  • Flat price
Where it falls short
  • Kahoa has no front-desk tools like package logs
  • Kahoa launched in 2026
Start a 30-day trialSee pricing
Kahoa's dues ledger, with late homes and failed autopay flagged · image: Kahoa
Kahoa's dues screen showing 34 of 47 homes paid
Kahoa's dues screen showing 34 of 47 homes paid
The numbers
HSAT5 of 5
Board pays$50/mo
Homeowner bank fee$2.45
1120-HIncluded
03
Best for small condo boards that message often

PayHOA

PayHOA covers dues, accounting, violations and unlimited messaging for small condo associations, from $54 a month for up to 25 units.

Why it's here
  • Unlimited email, text and calls
  • Accounting on every plan
Where it falls short
  • Price rises with units
  • 1120-H costs extra
PayHOA pricing and alternatives
PayHOA's budget overview, Apr 2026 · image: PayHOA help center
PayHOA's budget overview, budgeted against actual
PayHOA's budget overview, budgeted against actual
The numbers
HSAT3 of 5
Board pays$54–$275/mo
Homeowner bank fee$2.45
1120-HFrom $399 extra
04
Best for managed condo portfolios

AppFolio

AppFolio fits management companies running several condo associations, from $1.49 per unit a month with a 50-unit minimum. One G2 reviewer calls it meant for residential more than condos.

Why it's here
  • Portfolio-wide reporting
  • Owner payments and portals
Where it falls short
  • 50-unit minimum and minimum spend
  • No homeowner voting
AppFolio alternatives
AppFolio's association overview · image: AppFolio product update, 2024
AppFolio's association overview dashboard for board members
AppFolio's association overview dashboard for board members
The numbers
HSAT1 of 5
Board paysFrom $1.49/home/mo
Homeowner bank fee$2.49
1120-HNot offered
05
Best for small buildings with a bookkeeper

Buildium

Buildium's Essential plan covers up to 40 units for $80 a month, with violations and unlimited storage. Buildium suits small condo boards whose bookkeeper already uses property-management accounting.

Why it's here
  • Deep reports
  • Unlimited storage
Where it falls short
  • Past 40 units, Growth pricing or a quote
  • No 1120-H
Buildium pricing and alternatives
Buildium's bank reconciliation · image: Buildium help center
Buildium's bank reconciliation matching ledger entries to the bank feed
Buildium's bank reconciliation matching ledger entries to the bank feed
The numbers
HSAT2 of 5
Board pays$80/mo
Homeowner bank fee$2.35
1120-HNot offered
06
Best resident app when a manager runs it

TownSq

TownSq gives condo residents a well-rated app for payments and requests, and offers package and guest tools for $99 a month. TownSq keeps full accounting on its Enterprise plan.

Why it's here
  • Resident app rated 4.7 of 5
  • Concierge add-on for packages and guests
Where it falls short
  • Accounting on Enterprise only
  • Homeowner fees not published
TownSq alternatives
TownSq's homeowner account, Jun 2026, names blurred by Kahoa · image: TownSq release notes
TownSq's homeowner account and ledger
TownSq's homeowner account and ledger
The numbers
HSAT0 of 5
Board pays$90–$270/mo
Homeowner bank fee~$1.50
1120-HNot offered

Which is best for your community's size?

SmallUnder 25 unitsKahoa or PayHOA

Small condo boards rarely have staff, so pick on the books and the reserve fund, not front-desk tools.

Mid-size25–150 unitsKahoa, or Condo Control with staff

Add Condo Control if the building has a front desk. Otherwise a flat-priced tool that keeps reserves straight saves the most.

Large150+ unitsCondo Control or a manager's AppFolio

Large staffed buildings need package, visitor and security tools; large managed buildings use the manager's system.

What will homeowners pay in fees?

on a $250 dues payment

The board's subscription is only half the cost. Homeowners pay a fee each time they send dues, and across a year those fees can cost the community more than the software.

SoftwareBank transferCardCard, 12 payments
Kahoa$2.45$7.55$90.60
RunHOA$2.00$7.55$90.60
Buildium$2.35$7.48$89.70
PayHOA$2.45$9.25$111.00
TownSq~$1.50$9.75–$11.75$117–$141
Card fees: Kahoa and RunHOA pass through Stripe's 2.9% + $0.30; Buildium 2.99%; PayHOA 3.5% + $0.50; TownSq ~3.5% + $1–$3 via ATG Pay. RunHOA's bank fee is 0.8% ($2.00 on $250), and RunHOA lets the board absorb it.

How do you choose in three questions?

01
Does the building have a front desk?

Yes: Condo Control's package, visitor and security tools earn their cost. No: choose software for the board's books and owners, like Kahoa or PayHOA.

02
Is the reserve fund kept separately?

Condo reserves are large. Confirm the software tracks the reserve fund apart from operating money on the entry plan, not as an add-on.

03
Who prepares the 1120-H?

If the board files its own return, choose a tool that prepares Form 1120-H from the books. Otherwise budget for a CPA each spring.

Still on QuickBooks or a spreadsheet?

What about QuickBooks?

QuickBooks wasn't built for HOA funds or dues, so treasurers end up keeping a second ledger beside it. Spreadsheets work until the treasurer changes.

QuickBooks for HOAs
Comparing two directlyPayHOA vs TownSqComparePayHOA vs RunHOACompareBuildium vs PayHOACompareAppFolio vs BuildiumCompareAll comparisonsBrowse

What else do boards ask?

What's the difference between condo and HOA software?
Condo software adds tools for shared buildings: package logs, amenity booking, visitor and key management. The accounting, dues and owner communication are the same as HOA software.
Does a condo association need fund accounting?
Yes. A condo association should keep its reserve fund apart from operating money, and most state laws and CPAs expect the books to show it.
Can a small condo association use Condo Control?
Yes, from $67.50 a month under 50 units, but many of Condo Control's tools assume building staff. A small self-managed board may pay for features it won't use.
Does condo software prepare the 1120-H?
Kahoa and RunHOA prepare Form 1120-H at no extra cost, and PayHOA charges from $399 a year. Condo Control, AppFolio, Buildium and TownSq don't prepare it.
A condo board without a front desk?

Keep the reserves straight for $50 a month

Thirty days, no card. Bring last year's bank statements and Kahoa builds the ledger from them.

Start a 30-day trialSee pricing
$50a month, flat, for every home in your community.