Corbica vs DoorLoop
Corbica vs DoorLoop: a side-by-side comparison for landlords
Corbica and DoorLoop are both modern property management platforms covering rent collection, leasing, maintenance, accounting, and portals. DoorLoop publishes a lower entry price and puts its rent-collection fees on the tenant; Corbica has a free tier, takes its platform fee out of the landlord's rent instead of the tenant's payment, and puts full double-entry accounting on the entry paid plan.
DoorLoop is a modern, ease-of-use-focused property management platform popular with landlords and growing portfolios.
DoorLoop and Corbica are close competitors on paper — both are recent products, both cover the full operating loop from listing to ledger, and both aim at landlords and small management companies rather than enterprises. The genuine differences are structural: who pays the transaction fees, what the entry plan includes, and whether there is a way to use the product for nothing.
DoorLoop's pricing page is unusually specific about fees, which makes an honest comparison possible. The important thing it reveals is that DoorLoop's rent-collection fees are paid by the tenant, not the landlord. Corbica works the other way round: the platform fee comes out of the ACH rent before it reaches you, and your tenant is charged nothing extra to pay by bank transfer.
Neither model is objectively right. Charging the tenant keeps the landlord's bill predictable; absorbing it keeps the rent relationship clean and avoids a fee conversation at lease signing. What matters is knowing which one you are buying, and most comparison pages do not tell you.
Corbica vs DoorLoop at a glance
| Corbica | DoorLoop | |
|---|---|---|
| Accounting | Full double-entry general ledger with a real chart of accounts — every report (owner statements, P&L, balance sheet, Schedule E) is GL-sourced, not derived from a payments table. | Built-in accounting with a chart of accounts and per-property statements. Full accounts payable and receivable across multiple portfolios, LLCs and entities is listed as a Pro-plan feature, one tier above the entry plan. |
| Pricing model | Corbica starts free for up to 5 units, then Starter is $59/mo including 60 units ($2/unit after), Professional is $149/mo including 100 units ($1.50/unit after), and Business is $299/mo including 300 units ($0.75/unit after). No per-door minimum, no onboarding fee, and no setup charge per bank account. | Three tiers billed yearly — Starter, Pro, Premium — each marked “Only $3/unit”, with the Starter plan capped at 10 units. Promotional discounts run frequently. |
| Free tier | Corbica's free plan covers 5 units and includes online rent collection, tenant and owner portals (owners see their statements there), and maintenance requests. The general ledger, the report catalogue, tenant screening and e-signing start on paid plans — the free tier is a working system, not the whole product. | No free tier; a demo and promotional pricing instead. |
| Who pays rent-collection fees | The landlord, via a platform fee taken out of ACH rent. Tenants pay nothing extra for bank transfer; card payments add a convenience fee to the tenant's total. | The tenant. DoorLoop's pricing FAQ states tenants pay a 3.25% platform fee for credit card payments or $2.49 for ACH ($1 on Pro, free on Premium). |
| E-signature | Included allowance on Professional (30/mo) and Business (100/mo), $1.50 per envelope beyond it. Not available on Free or Starter. | Per-document on the lower tiers, free on Premium — though DoorLoop's plan table and its pricing FAQ state different numbers on the same page (see the note under the table). |
| Setup fees | None. No per-bank-account charge and no onboarding fee. | A one-time payment-setup fee of $49 per bank account on Starter, $25 on Pro, free on Premium; the Premium onboarding fee is “based on portfolio size”. |
| QuickBooks | A mapped CSV export (journal, accounts, vendors) you import into QuickBooks. Not a live connection. | QuickBooks Online sync is listed as a Pro-plan feature. |
| Tenant & owner portals | Included on every plan, including free. | Included. |
What DoorLoop publishes about pricing
Quoted from DoorLoop’s pricing page as of 2026-08-25. Vendors change pricing; check the source before deciding. Where DoorLoop doesn’t publish a figure we say so rather than estimating one.
Plans
- Entry plan
- STARTER — $99/month (list), discounted to $69/month at time of reading
- PRO
- $189.00 per month billed yearly — displayed at $149.00 under the same promotion
- PREMIUM
- $239.00 per month billed yearly — displayed at $209.00 under the same promotion
Minimums and caps
- Per-unit rate
- $3/unit
- Unit cap on entry plan
- Max 10 units
- Entry price in their FAQ
- “Prices start at only $69/month for your first 10 units.”
- Annual billing
- “Choose to pay annually for our plans and get up to 20% off, billed upfront for 12 months. For example, if you add 10 units on the basic plan, it would cost $708 upfront for the entire year ($69 x 12 months).”
- Large portfolios
- “Managing more than 300 units? Book a Free Demo.”
- Onboarding fee
- “Onboarding fee based on portfolio size.” on PREMIUM; the running promotion advertises “ZERO onboarding fees on select plans”. The amount itself is not published.
- How base price and per-unit rate combine
- Not spelled out. The page shows a plan price, a “$3/unit” label and a unit selector, but not the formula that produces a quote at a given portfolio size.
Per-transaction fees
- eSignature (Starter)
- $3 per document
- eSignature (other tiers)
- “$1 per Document” on Pro and “Free” on Premium in the plan table; the pricing FAQ on the same page says “$1 per document regardless of how many people need to sign.”
- Tenant ACH
- “Your tenants pay a 3.25% platform fee for credit card payments or $2.49 for ACH ($1 on the Pro plan and free on the Premium plan).”
- Tenant credit card
- 3.25% platform fee, paid by the tenant, per the same FAQ answer
- Payment setup
- “a one-time setup fee of $49 per bank account on the Starter plan, $25 on the Pro, and free on the Premium”
- Outgoing payments
- “Outgoing EFT payments: $0.99 each under the Pro and Premium plans. You can also mail checks for $1.79.”
The e-signature figures conflict between DoorLoop's own plan table and its own pricing FAQ on the same page. Both are quoted above rather than picking one, because we cannot tell you which is billed — ask them before assuming.
The headline prices were showing a promotional discount when read. List prices are quoted first, because a promotion is not a price.
And for Corbica, at the same resolution
Corbica starts free for up to 5 units, then Starter is $59/mo including 60 units ($2/unit after), Professional is $149/mo including 100 units ($1.50/unit after), and Business is $299/mo including 300 units ($0.75/unit after). No per-door minimum, no onboarding fee, and no setup charge per bank account.
Corbica takes a platform fee out of ACH rent rather than charging a flat per-transaction fee: 2.9% capped at $10 per payment on Free, 2.5% capped at $8 per payment on Starter, 1% capped at $5 per payment on Professional, and no platform fee on Business. Card rent carries a 3.25% convenience fee (minimum $5) added to the tenant's total, which is how card processing is covered without taking it out of the landlord's rent. There is no charge per e-signature inside the plan allowance — Professional includes 30 envelopes a month and Business includes 100, with additional envelopes at $1.50 — but e-signing is a Professional-and-above feature, so Free and Starter do not have it at all.
What it actually costs — and who pays it
Ten units at $1,400 rent, all paying by ACH, is the fairest place to compare these two: it is inside DoorLoop's Starter cap and inside Corbica's Starter allowance.
DoorLoop Starter: $99/month at list (the promotional price at time of reading was $69), plus a one-time $49 payment-setup fee per bank account. The rent-collection fee is not yours — each tenant pays $2.49 to send rent by ACH, which is $24.90 a month leaving ten tenants' pockets rather than yours.
Corbica Starter: $59/month, with the platform fee coming out of the rent instead. At $1,400 rent the Starter cap binds, so each ACH payment costs $8 — ten payments is $80/month, about $139 all in. Your tenants pay nothing extra.
So the landlord's own bill is lower on DoorLoop at this size, by roughly $40 a month at list price and more under promotion. Total money leaving the building is closer — about $124 across landlord and tenants on DoorLoop against $139 on Corbica — but it is still lower, and burying that would make the rest of this page worth less.
What the difference buys is a free tier below six units where DoorLoop has none, no setup fee per bank account, no onboarding fee, and no charge on your tenants' rent. If you would rather your tenants never see a fee for paying on time, that is worth something. If you are optimising your own monthly bill at ten units, DoorLoop's number is smaller.
Where the accounting actually differs
Both have a chart of accounts; the question is where the depth starts
DoorLoop advertises a chart of accounts, per-property statements, and — on its Pro plan — full accounts payable and receivable across multiple portfolios and entities, plus QuickBooks Online sync and live bank connections. That is real accounting and this page will not pretend otherwise. The comparison worth making is which tier it starts on and how far a number drills.
Corbica's ledger is the entry paid plan
The general ledger, chart of accounts, core financial reports, manual bank reconciliation and Schedule E export are on Corbica Starter at $59/month. DoorLoop lists multi-entity accounts payable and receivable, live bank connect and QuickBooks sync as Pro features, one tier above its entry plan.
Reports are ledger sums, enforced by tests
Every figure on a Corbica report is a sum of journal-entry lines, and you can open the line to see the entry, the account it hit, and the property it was allocated to. That is the difference between a report you can defend to an owner and a number you have to re-derive in a spreadsheet. In Corbica this is a build-time rule rather than a convention: a test fails CI if a report or dashboard figure starts aggregating the payments table instead of journal-entry lines.
Per-line property allocation for shared costs
One roofing invoice across three buildings is the case that separates a general ledger from a categorised transaction list. Corbica splits at the journal-entry-line level, and every property-scoped report — owner statements included — reads the split rather than the invoice header.
Who should actually pick DoorLoop
You want the lowest landlord-side bill and are comfortable charging tenants
At ten units DoorLoop's published entry price is lower than Corbica's all-in cost, precisely because its rent-collection fees are paid by tenants rather than by you. If your market accepts a payment fee on rent, that is a legitimate way to run the economics and DoorLoop does it openly and discloses it to tenants up front.
You want a live QuickBooks connection or a Zapier integration
DoorLoop lists QuickBooks Online sync on Pro and a Zapier integration on Premium. Corbica has a mapped QuickBooks CSV export and no Zapier app at all. If your workflow already runs through either, that is a straightforward reason to choose them.
You value onboarding hand-holding, or need cash rent
DoorLoop assigns an onboarding specialist and runs 1-on-1 virtual training, and its migration team moves properties, units, tenants, owners, leases and vendors from another system. It also accepts cash rent through Western Union Quick Collect. Corbica has no retail cash rail at all — we can record a cash payment you received, not collect one.
Who Corbica is right for
You do not want a fee on your tenants' rent
Corbica's ACH platform fee is deducted from the rent before it reaches you; the tenant pays the rent and nothing else. Card payments do carry a convenience fee on the tenant's total, because card processing genuinely costs more — but bank transfer, which is how most rent arrives, is clean.
You are starting small and want to start at zero
Corbica's free plan covers 5 units and includes online rent collection, tenant and owner portals (owners see their statements there), and maintenance requests. The general ledger, the report catalogue, tenant screening and e-signing start on paid plans — the free tier is a working system, not the whole product. DoorLoop's entry plan was $99/month at list, capped at ten units.
You want prices that do not depend on catching a promotion
DoorLoop's headline prices were discounted when this page was written, with an expiry date attached. Corbica's prices are the prices; there is no promotional clock on the pricing page and no quote to negotiate.
Where Corbica is behind DoorLoop
Every comparison page claims to be honest. Here is ours, in the form that costs us something to publish.
- No Zapier integration and no public API. DoorLoop sells both.
- QuickBooks is a mapped CSV export here, not the live QuickBooks Online sync DoorLoop lists on its Pro plan.
- No retail cash-payment rail. DoorLoop accepts cash rent via Western Union Quick Collect; Corbica can only record cash you collected yourself.
- DoorLoop Premium bundles a personalised marketing website. Corbica gives you a branded public listings page on your own subdomain, which is narrower than a website.
- DoorLoop's landlord-side entry price is lower than Corbica's all-in cost at around ten units, because its transaction fees are borne by tenants.
- E-signing starts on Professional here; DoorLoop sells it per document from its entry plan.
- No live phone or Zoom support on any Corbica plan; DoorLoop offers both from its Pro tier.
Choose Corbica if…
- You want a free tier rather than a $99/month entry plan.
- You would rather absorb the payment fee than put one on your tenants' rent.
- You want a real general ledger backing every report, on the entry paid plan.
- You want prices that do not depend on catching a promotion.
Consider DoorLoop if…
- You want the lowest landlord-side monthly bill and are happy for tenants to pay the transaction fee.
- You need QuickBooks Online sync, Zapier, or cash rent collection.
- You want a named onboarding specialist, structured training, and phone or Zoom support.
Frequently asked questions
Is Corbica a DoorLoop alternative?
Yes. Corbica covers the same essentials — rent collection, leasing, maintenance, inspections, accounting, and tenant/owner portals — and adds a true double-entry general ledger on the entry paid plan plus a free tier for up to 5 units. DoorLoop has things Corbica does not: a bundled marketing website, a Zapier integration, QuickBooks Online sync, and cash rent payments.
What makes Corbica different from DoorLoop?
Two structural things. First, Corbica's reports are sourced from a double-entry general ledger rather than a payments table, and that rule is enforced by tests in the codebase. Second, Corbica takes its payment fee out of the landlord's rent instead of charging the tenant — DoorLoop's published FAQ says tenants pay $2.49 for ACH ($1 on Pro, free on Premium) and 3.25% for cards.
Is there a free version of Corbica?
Yes — Corbica is free for up to 5 units, including online rent collection, tenant and owner portals, and maintenance requests. The general ledger and reports start on the paid plans. DoorLoop does not publish a free tier; its entry plan was listed at $99.00/month billed yearly (displayed at $69.00 under a promotion) on 25 August 2026.
What does DoorLoop cost per unit?
DoorLoop's pricing page marked all three plans “Only $3/unit” as of 25 August 2026, with the Starter plan capped at “Max 10 units”, and its FAQ states “Prices start at only $69/month for your first 10 units.” How the base price and the per-unit rate combine at a given portfolio size is not spelled out on the page, so we are not going to guess it for you.
Is DoorLoop cheaper than Corbica?
For the landlord's own bill at around ten units, yes — DoorLoop's entry plan comes in below Corbica Starter plus its ACH platform fee. The gap narrows once you count what tenants pay: DoorLoop's tenants pay $2.49 per ACH rent payment, Corbica's pay nothing extra for bank transfer. Below six units Corbica is free and DoorLoop has no free tier.
Who pays the rent-collection fee on Corbica?
The landlord. Corbica's platform fee comes out of ACH rent before payout — 2.9% capped at $10 per payment on Free, 2.5% capped at $8 per payment on Starter, 1% capped at $5 per payment on Professional, and no platform fee on Business. Card payments add a 3.25% convenience fee to the tenant's total, with a $5 minimum, because card processing costs materially more than bank transfer.
Does Corbica include e-signatures?
On Professional and Business, yes — 30 and 100 envelopes a month, with extra envelopes at $1.50. E-signing is not available on the Free or Starter plans, which is a genuine disadvantage against DoorLoop's per-document pricing from its entry tier.
Does Corbica sync with QuickBooks?
Not as a live connection. Corbica exports a mapped CSV set — journal, accounts and vendors — that you import into QuickBooks, and you control the account mapping. DoorLoop lists QuickBooks Online sync as a Pro-plan feature. If a live two-way sync is a requirement, that difference is real.
Can I move my data from DoorLoop to Corbica?
Corbica's built-in migration connector is for Buildium, using Buildium's API. Moving from DoorLoop is an assisted import against your export rather than a one-click connector — get in touch and we will scope it before you commit to anything.
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