DoorLoop vs TenantCloud: Choose the Better Fit 2026

Key Takeaways

• DoorLoop's public price card uses new plan names, and the same page still asks what happened to the older names, so a saved screenshot is not a quote.

• TenantCloud is still sold under its own name after TurboTenant announced it had bought the company. The pricing page does not describe the move.

• Compare a monthly floor that follows unit count with a flat fee that stops at a lease cap. Count active leases before you compare the bills.

• Agents that answer tenants, or that carry maintenance and renewals, sit on DoorLoop's upper plans. The base plan is the platform without those agents.

• TenantCloud's pricing page prints conflicting month-to-month figures on its lowest plan. The checkout total is the one that matters.

• A tool above either ledger helps only when a person still has to approve notices, owner draws, or failed payments. It does not replace the property system.

Pick the bill that matches how you count doors

DoorLoop and TenantCloud are property management systems that keep the lease, the rent ledger, and the maintenance request in one login, and they charge for that login in different ways. A residential manager who searched this pair is close to signing, and a feature grid that ignores how each company counts a door will pick the wrong invoice. DoorLoop's current card prices the unit and then applies a monthly floor. TenantCloud prices a flat plan and stops that plan at a lease count. When those two counts differ in your portfolio, the smaller logo price is not the smaller bill.

DoorLoop is still an independent company. Its about page says it was founded in 2019 by 5 co-founders, lists a $10 million seed round in 2021 and a $20 million Series A in 2022 led by Alpine Investors through ASG, and lists a Series B round: $100 million according to DoorLoop (2024). JMI Equity led that round. Ori Tamuz is chief executive and a co-founder, and the headquarters is in Miami, with further offices in New York and Tel Aviv. Nothing on that page says another operator has bought the company.

TenantCloud is the name that changed hands. TurboTenant announced on August 18, 2026 that it had acquired TenantCloud, said it serves more than 1 million landlords, and said TenantCloud says it was founded in 2016, according to Access Newswire (2026). Mergr records the same transaction as an add-on acquisition on August 18, 2026 with TurboTenant as the buyer, according to Mergr (2026). The wire copy is the companies' announcement, not a reported purchase price, and it does not say the product was renamed. On the research date, TenantCloud's own pricing page still sold the product under the TenantCloud name, with a trial and the same plan ladder. TL;DR: match active leases to TenantCloud's cap and to DoorLoop's monthly floor, discard any DoorLoop quote that still uses the retired plan names, and get the acquisition terms in writing before you prepay a year. The same counting habit is the right way to read a third ledger, including DoorLoop and AppFolio.

Who this is for

This is for a residential property manager, or an owner who runs the book like one, who already has these two names on a shortlist and needs a purchase answer. You collect rent, renew leases, dispatch maintenance, and owe an owner or a partner a report. You are choosing the system of record for the next year, not collecting logos.

You are in the right place if you can separate occupied leases from vacant units, and if you know whether more than one person must post payments. You are also in the right place if a thin accounting module, or a recent change of owner, would actually stop a signature. A lighter landlord tool is a different decision, which is why the Innago and DoorLoop comparison belongs on a separate pass.

Settle these points before the price tables.

• Write down occupied leases, not only doors you own.

• Ask whether vacant units are billed. DoorLoop's card says per unit and does not say vacancies are free.

• Circle the jobs you will not do by hand: owner packets, failed bank transfers, renewal letters.

• Decide whether you can live with a product whose buyer was announced and whose migration rules are not on the pricing page.

Red flags: the book is mostly commercial and you have not confirmed either product's commercial workflow, you need a written yearly DoorLoop invoice that the public page does not itemize, or you are about to prepay TenantCloud for a year without written terms on the TurboTenant move.

How we evaluated these two platforms

The record is the public pricing pages, DoorLoop's about page, DoorLoop's lease API reference, TenantCloud's QuickBooks help article, the acquisition release, a deal record, and two review write-ups. The weights below are our judgment for a residential manager who is close to signing. They are not a score either vendor published. The tables are the public record. The sentences that say "our read" are the judgment.

A wrong bill is the costliest miss, so the real lease count carries 25%. Mixing a unit price with a lease cap is the usual way to pick the wrong plan, so that test carries 20%. Owner reporting, a fee the page actually names, and seats plus a public API carry 15% each, because those are how a flat fee stops being flat. Ownership risk carries 10%, because an announced acquisition matters when you are about to prepay or move files.

Software Advice lists a DoorLoop review score: 4.8 of 5 according to Software Advice (2026), from 717 reviews, and says 88% of those verified reviewers have between 1 and 10 employees. That share is a reason not to treat either product as the default for a large institutional shop. A Buildium review published October 12, 2026 reports a Capterra score: 4.3 of 5 according to Buildium (2026), from 451 reviews, and the same page reports G2 at 4.4 of 5 from 300 reviews and Trustpilot at 3.4 of 5 from about 154 reviews. Buildium competes with both products, so use that page as a pointer to the review sites, not as a lab. The pattern it gathers is easier setup and a lower sticker on one side, and accounting complaints plus slow payments on the other. Our read is that stars do not choose the winner at a known lease count. The published cap and the published floor do.

What each plan actually includes

Every current DoorLoop plan is described as the full platform. What changes is how much of the work the product will carry. The One plan includes accounting, leasing, maintenance, and payments, plus showings, owner and tenant portals, a company website, one business number, an assistant for listings and reports, unlimited users, unlimited document storage, and full API access. The Connect plan adds a receptionist agent for texts, calls, and portal messages, free incoming ACH, rules for what that agent may handle, and priority support. The Multiply plan adds a maintenance agent from work order to bill, a renewal agent from first outreach to signature, a supervision setting, and a plain-language log of what the agent did. It also says later agents on that tier are included when they launch.

TenantCloud's cards are a ladder of flat tools, not a ladder of agents. The Starter card names online rent, maintenance, and listings with applications. The Growth card adds reporting, move-in and move-out inspections, a property message board, and, on a second card, a PDF lease builder. The Pro card adds tax reports, bank reconciliation, and a separate owner portal. The Business card adds team management, task management, and interface customization, and it leaves the annual price custom. On the comparison grid, properties and units are unlimited on every column, and leases are not. Screening is marked free to the landlord because the applicant pays.

Our read: if several staff, an owner login, and a website must be on the first paid invoice, the One plan is the card that says yes. If the job is a flat fee inside a lease cap, TenantCloud's ladder is the card that says yes, and the owner portal waits for the Pro card. Neither page is a commercial underwriting promise. DoorLoop's lease API includes a property-class filter with residential and commercial values, which shows the field exists. It does not show that a commercial operating statement will feel finished. Firms that need a deeper company ledger than either card describes should put DoorLoop and Buildium on the same worksheet and compare trust accounting there.

What the public prices do to a 40-lease book

Pricing checked October 13, 2026.

Here is an illustrative book, not a customer and not a test: 40 occupied units with one active lease each. DoorLoop's One plan is printed at $2.50 per unit per month, with a minimum of $199 per month and a separate line that reads $1.50 per unit above 100, which this note does not turn into a blend the page never spells out. The Connect plan is printed at $4.00 per unit per month with a minimum of $299 per month. The Multiply plan is printed at $5.00 per unit per month with a minimum of $399 per month. The page says you can save up to 25% on yearly billing and does not print the discounted invoice. On this 40-unit book, 40 times $2.50 is $100, so the One plan's minimum makes the month $199, and 12 of those months are $2,388 if the yearly discount never arrives. Forty times $4.00 is $160, still under the Connect minimum of $299. Forty times $5.00 is $200, still under the Multiply minimum of $399. One plan floor: $199 per month according to DoorLoop (2026). TenantCloud's Growth plan is capped at 30 leases on that vendor's pricing page, so this 40-lease illustration does not fit there. The next published step is the Pro plan at $60 a month or $600 for the year. Against the One plan's $199 month, that is $139 less on a month-to-month bill, or $1,668 across 12 month-to-month bills. Against the $2,388 figure, the $600 prepay is $1,788 lower, and that second gap is not a matched annual contract, because DoorLoop's yearly dollars are not itemized, according to TenantCloud (2026). Before you trust the unit count, call DoorLoop's lease list endpoint and keep rows whose filter_status is ACTIVE, the status filter that endpoint documents as ACTIVE or INACTIVE.

The tables repeat those published figures and that 40-unit arithmetic. They do not add a fee either page left blank.

DoorLoop's month-to-month cells use the printed per-unit rate or the printed minimum, whichever the page's own rule makes higher. They are not a yearly contract price. TenantCloud's Starter and Growth rows show the caps. They are not a suggestion that a 40-lease book can buy those plans. Our read: at this count the base DoorLoop plan costs more every month than the Pro plan, and the two upper DoorLoop plans cost more again, because their minimums sit above the per-unit product. The ranking flips only if the lease count breaks the Pro cap, if you will actually use the agents, or if checkout applies a yearly DoorLoop discount large enough to close a gap the page does not calculate. Card money that lands outside the property ledger is a separate job, walked through in DoorLoop payments into Stripe.

That gap is also where a second system can list exceptions without becoming the books. A proposed US Tech Automations workflow starts when a lease is still open after the grace period you set. It requests leases whose filter_situation is BALANCE_DUE, a documented situation value derived from balance and lifecycle, writes a one-page exception file, and stops. The output is a list a person can match to the bank. The prerequisite is an API key created in DoorLoop's settings, or a scheduled export if you are on TenantCloud, because that pricing page does not name a public API. The design does not send a notice and does not move money.

US Tech Automations would then hold the file for a named reviewer to approve, edit, or reject. A failed call should retry and then stop where someone can see it, so one open charge cannot produce two notices. If owner draws also live in QuickBooks Online, the same hold can sit in front of the draw. That is a configurable design with a human review point. It is not a measured rollout, and it is not something either vendor claims to have already switched on for you.

DoorLoop is the per-unit platform with agents on the upper tiers

DoorLoop fits a residential team that wants the owner portal, the website, unlimited users, and a public API on the first paid plan, and that can accept a monthly floor even when the raw per-unit math is lower. It also fits a team that wants the product to answer routine tenant messages, or to carry maintenance and renewals through to a bill or a signature, and that will set the supervision level on purpose. Those two agents are named on the Multiply plan. They are not named on the One plan.

The limits sit on the same page as the features. The yearly offer is a ceiling of up to a stated share off, not a printed invoice. Free incoming ACH is stated on the Connect plan, and the Multiply plan says it includes everything in Connect, so that free ACH line travels upward. The One plan does not print an ACH price, so the honest label is not listed, not free. The page does not print a trial. It still asks what happened to Starter, Pro, and Premium, which is the public signal that those names are no longer the card. The answer text was not in the static page we could read. If you already pay DoorLoop, confirm the mapping on your account before you set an old proposal next to this one. The line about $1.50 per unit above 100 is real and incomplete. Do not let a spreadsheet invent how it blends with the $2.50 rate.

Getting live takes an API conversation only if something outside the login must read the book. The lease reference says you create a key under settings, pass it as a bearer token, and then list leases. That is enough to audit the active count before anyone argues about the bill. It is not a migration plan. Budget time for the chart of accounts, for how deposits hit the bank, and for who may void a payment. Unlimited users remove a seat charge. They do not remove the need for roles, and the current price card does not itemize roles.

TenantCloud is the flat fee with a lease ceiling

The rest of TenantCloud's price record is wider than the 40-lease illustration. The pricing page says it is trusted by 100,000+ landlords and prints the Starter plan at $25 a month or $180 a year, which is $15 a month, with a line for $120 off, equal to 40% off that monthly run rate. Another Starter card on the same page still prints $18 a month beside $15 a month. The Growth plan is $35 a month or $350 a year, with the per-month equivalent printed as $29.17 and a line for $70 off, equal to 17% off. The Pro plan is $60 a month or $600 a year, which is $50 a month, with 17% off on the annual line. The Business plan starts at $100 a month and the annual price is custom, so that annual cell is Quote-based. The same page lists lease caps of 10, 30, and 60, tenant-paid ACH of $1.95, $1.75, and $1.50, storage of 1 GB, 10 GB, and 25 GB, 500 recurring maintenance requests on the Pro column, 15 and 50 move inspections on the Growth and Pro columns, document templates of 10, 25, and 50, and a 14-day trial. Pro lease limit: 60 leases according to TenantCloud (2026). The page says prices exclude tax. The two Starter month-to-month figures disagree, and the $25 figure is the one that matches the stated $120 of annual savings. The checkout screen is the tie-breaker.

TenantCloud fits a residential book inside the Pro cap that wants a flat bill, applicant-paid screening, and a tenant-paid bank fee that steps down as the plan steps up. It fits an owner-operator who can work with one team seat on the lower cards, and a small firm that will pay for the Pro card when it needs the owner portal, tax reports, and bank reconciliation. It does not fit this 40-lease illustration on the Growth card, and it does not fit a book past the Pro cap unless you accept a Business quote. Units can be unlimited while leases are capped, so a half-vacant building can cost less here than a full building with the same door count. That is the reverse of a strict per-unit bill, which is why the lease export matters more than a photo of the rent roll.

The cap, the seat count, the duplicate Starter price, and the change of owner are the limits to price in. The help article on QuickBooks Online sync says US and Canadian accounts can connect, that the home currency has to match, and that you should check the limits on your plan. The pricing cards we read do not name QuickBooks, so do not assume a tier includes it because an older write-up did. The review comments Buildium gathered point at accounting quirks and slow payments. Use the trial to reconcile your own file. Do not invent a failure rate from those comments. Ask TurboTenant, in writing, which records move, which stay readable, and what happens to a prepaid term. Until that letter exists, an annual prepay is a bet the pricing page does not describe.

A review step above the ledger

Zapier, Make, and n8n can sit on a property login when you have an API or a file export. Set up with care, they can keep a run history, retry a failed step, branch when a payment does not match, and store an audit trail. You still design and own the parts that keep the books honest: observability so a silent failure is visible, idempotency so one open charge cannot create two notices, escalation so a stale balance reaches a person, access control so a contractor cannot see every owner, and maintenance when a vendor renames a field. That stack is a fair buy for a manager who already has someone to own it.

A proposed US Tech Automations design could hold the same path in one review queue. The trigger is the balance-due lease. The action is the filtered file, plus a retry that stops when the same error repeats. The output is an exception list waiting on a named person. Prerequisites are a DoorLoop API key or a TenantCloud export, a QuickBooks Online connection only if draws are in scope, and a written rule for which balances are too small to surface. What you are configuring is who maintains idempotency and escalation after the property vendor changes a field. The policy stays yours. It is not an automatic notice, and it is not a live customer result.

When NOT to use US Tech Automations: skip the extra layer when reminders and late fees inside the property system already match the lease, when one person and one bank account mean there is no handoff to coordinate, or when you will not export data and will not connect an API, because a second system then has nothing to read. The simpler login wins those cases.

Mistakes that change the winner

These are the errors that reverse the signature after the contract is filed.

• Putting a book above the Growth cap on the Growth plan, or a book above the Pro cap on the Pro plan. The cap is the product.

• Comparing a DoorLoop proposal that still says Starter, Pro, or Premium. The live card uses other names and a per-unit floor.

• Treating the yearly DoorLoop banner as a guaranteed discount of that full share. The page does not print that invoice.

• Assuming vacant units are free on DoorLoop, or that unlimited TenantCloud units mean unlimited leases.

• Ignoring who pays the bank transfer. The Connect plan states free incoming ACH. TenantCloud's grid states a tenant-paid fee that changes by plan. The One plan states neither free nor a dollar amount.

• Prepaying TenantCloud for a year without a written answer on the TurboTenant transition.

• Treating a higher star total as a smaller invoice. Stars do not shrink a monthly floor.

Terms that keep the comparison honest

• Lease cap: the lease count a TenantCloud plan lists, which is separate from unlimited properties and units.

• Per-unit minimum: the DoorLoop floor that replaces the raw unit math when that math is lower.

• Incoming ACH: a bank-transfer rent payment. Free is stated on the Connect plan. A tenant-paid amount is stated on TenantCloud's grid.

• Owner portal: a login for the owner. Included on DoorLoop's base plan. Listed on TenantCloud's Pro card.

• Applicant-paid screening: TenantCloud marks screening free to the landlord because the applicant pays. DoorLoop's current card does not print a screening price.

• Bank reconciliation: named on TenantCloud's Pro card, along with tax reports.

• Full API access: named on DoorLoop's base plan, which is what lets an outside check use filter_status.

• Quote-based: the right label when a public annual price is absent. TenantCloud's Business annual price is the clear case.

Questions to settle before you sign

Is TenantCloud still a product you can buy under that name?

Yes. The pricing page still sells the TenantCloud plan ladder after the acquisition described above. The product has not been renamed on that page. The announcement does not give you the migration rule, so ask which files move and which stay readable before you prepay.

What happened to DoorLoop's older plan names?

The live card lists the One plan, the Connect plan, and the Multiply plan, and it still asks what happened to Starter, Pro, and Premium. Treat the older names as retired on the public page. If your current contract uses them, get the mapping from the account, not from an old proposal.

Which published bill is lower for the illustrative book?

The flat Pro plan is the lower published month-to-month bill in that illustration, because the book does not fit the Growth cap and the base DoorLoop plan is held at its minimum. The upper DoorLoop plans are higher still at that unit count. Recalculate when your active lease count is different, and do not apply a yearly discount the page does not print.

Who pays the bank-transfer fee?

On TenantCloud, the grid says the tenant pays, and the amount steps down as the plan steps up. On DoorLoop, free incoming ACH is printed on the Connect plan and follows the line that the Multiply plan includes everything in Connect. The One plan does not print the fee. Call that fee not listed until the account says otherwise.

Can QuickBooks Online sit beside either login?

TenantCloud's help center documents a connection for US and Canadian accounts and tells you to check plan limits, while the current price cards do not name QuickBooks. DoorLoop's current price card does not name it either. If the books of record are already in QuickBooks, test the sync on your file, or plan an export, before you shut the old ledger off. A review step can stage an owner draw only after that export exists.

When is a layer above the property system a waste of money?

It is a waste when you will not connect an API or send an export, when one person already finishes late notices inside the property login, and when no second system has to agree with the ledger. Zapier, Make, or n8n remain available if you want to own the retries yourself. Buy the property system first. Add a review step only for the exceptions a person must still see.

Settle the count, then the contract

Choose DoorLoop's base plan when you need unlimited users, the owner portal, the website, and a public API on the first invoice, and when the monthly floor is acceptable for your unit count. Step up only when you will actually use the receptionist or the maintenance and renewal agents. Choose TenantCloud when the book fits inside a published lease cap and you want the flat fee, and take a Business quote only after the Pro cap is real for you. Either way, export the active leases, resolve the conflicting Starter figure at checkout, and get the TurboTenant terms in writing if you are buying on that side. For how a review step would sit above the ledger you pick, see how US Tech Automations configures this.