Managing rental properties is a juggling act. That’s why many landlords turn to property management software. It streamlines tasks, saves time, and boosts efficiency by handling common hangups like rent collection. However, choosing the right platform can be tricky because of the number of competitors on the market.
To make the selection process easier, this comprehensive comparison explores two well-known options: Stessa vs. DoorLoop. We’ll go over their features, pricing, and target audiences to help you find the perfect fit.
Whether you prioritize price, capabilities, customer service, or another feature, this guide will equip you with the knowledge to decide which solution is right for you.
You should always do plenty of research before choosing the right property management software, but here are some helpful insights if you’re looking for a quick summary:
Stessa was founded in 2016 by Heath Silverman and Jonah Schwartz and acquired by Roofstock in March 2021. The key focus of Stessa’s product is rental property accounting, with property management features like tenant screening, leasing, and rent collection.
While it can be used for more extensive portfolios, Stessa’s property management platform caters well to individual landlords who manage a few properties and value financial reporting capabilities.
The company offers a free plan with a good range of features, making it accessible to smaller-scale investors and landlords. Two upgrade options (Manage and Pro) offer more features and functionality for an added cost. These plans can be purchased on both an annual and monthly billing cycle.
Founded in 2019, DoorLoop is a platform newer to the market than Stessa, but it’s established a solid reputation and accumulated respectable user feedback.
DoorLoop is designed to help landlords manage properties by screening tenants, creating digital rental applications, collecting rent payments, organizing accounting, and other features relevant to small-to-medium-sized landlords and organizations.
Their pricing structure is similar to Stessa’s but slightly more expensive. DoorLoop charges based on a three-tiered scale (Starter, Pro, Premium), with monthly costs increasing after every 20 units. We’ll compare pricing between the two companies in further detail below.
User experience is a critical factor of property management software. When choosing the right solution, you need something user-friendly and straightforward for both landlords and tenants.
Stessa users report that the platform is intuitive and very easy to use. One user mentioned in a recent Stessa review that they could easily import Excel spreadsheets, and the company provided clear instructions on how to convert them to CSV files.
DoorLoop customers have also reported that the software is one of the easiest-to-use tools on the market. DoorLoop reviews mention that the user interface is intuitive and the software is user-friendly.
Tenant and lease tracking keeps rent on time, maintenance on track, and communication clear, making this feature a win-win for both landlords and tenants.
Stessa allows landlords to list vacancies, review applications, screen tenants, and sign leases in one place.
DoorLoop similarly offers various features to streamline the leasing process, including managing listings, attracting tenants, screening tenants, processing applications, collecting rent, and managing leases. Landlords can also track lease progress and store lease agreements electronically.
Managing maintenance requests and repairs can be extremely time-consuming for property managers, especially when managing multiple properties.
Stessa currently lacks a maintenance and repair management tool. Although this is a heavily requested feature among its user base, it’s not clear whether the company plans to release it soon.
DoorLoop allows tenants to submit maintenance requests through an online portal. Landlords can create work orders, assign them to vendors, and track their progress. DoorLoop also offers automated workflows that automatically assign work orders to team members.
If you need an all-in-one solution, this is one of the biggest downsides to implementing Stessa. Landlords that need maintenance management might need to look elsewhere.
Smooth and organized communication between property managers, tenants, and vendors is crucial. The right tools should make communication seamless so that no one misses a message and nothing is lost due to poor communication.
Stessa has limited communication features and doesn’t offer tenant communication capabilities. Like maintenance requests, Stessa users have requested this feature, but it’s unclear if it will be added in the future.
DoorLoop does offer communication tools. With DoorLoop, property managers can communicate directly with residents, send mass announcements, craft automated email campaigns, customize messaging features, access past communication records, and more.
Financial management and reporting are crucial features for landlords and property managers. Part of the job is tracking income and expenses, ensuring timely rent collection, and identifying areas to maximize profitability.
Stessa’s cash management features utilize real-time financial dashboards and advanced reports to help you own and manage finances. Stessa also provides a full suite of dashboards and reports, all purpose-built for landlords. The Stessa rent pay feature allows you to automate key tasks like rent reminders, recurring ACH deposits, tenant ledger updates, and bookkeeping.
DoorLoop can quickly and efficiently track income and expenses, automate payments, and generate reports. It can also integrate with QuickBooks. Some specific features include a chart of accounts, custom reporting, bank syncing, automatic payments, and lease applications.
Pricing is often the make-or-break metric when shopping for property management software. The good news is that both Stessa and DoorLoop offer a variety of pricing options.
Stessa offers users three plan options: Essentials, Manage, and Pro. Landlords can pay each plan monthly or pay it in full annually for a slight discount. Each tier offers unlimited properties. The Essentials package is free, while the Manage plan is $12 per month, paid annually, and the Pro plan is $28, paid annually. Prices go up if you choose a month-to-month plan.
DoorLoop costs more than Stessa. DoorLoop also offers three pricing plans: Starter, Pro, and Premium. Users pay $59 per month for up to 20 units on the Starter plan, $119 on the Pro plan, and $169 monthly for the Premium plan when billed yearly. You’ll pay more if you opt for monthly pricing, and prices increase after every 20 units. DoorLoop occasionally runs sales and promotions that reduce the cost of using software for the first two months.
In short, Stessa is the far more cost-effective option between the two.
Both companies offer mobile apps. Here are their ratings across both the Apple App Store and Google Play Store. It’s worth noting that Stessa’s app reviews do not include tenant reviews.
Stessa returns the following (current as of 10/15/2024):
Apple App Store: 4.8 stars
Google Play Store: 4.1 stars
DoorLoop returns the following:
Apple App Store: 3.6 stars
Google Play Store: 3.3 stars
To track user reviews, we’ll report ratings across two platforms: Capterra and TrustPilot. Reviews are current as of 10/15/24.
Stessa reviews return the following ratings:
DoorLoop users return the following ratings:
Choosing the right property management software streamlines your workflows and maximizes efficiency. But with such a wide variety of options, the decision can feel overwhelming. Here are four key factors to consider:
1. Make a list of your must-haves:
Every property manager has unique requirements. Identifying your unique needs helps narrow down your options and ensures the software offers the functionalities that are most important to you.
2. Set a budget:
Pricing structures for property management software can vary significantly. Some offer free plans with limited features, while others require monthly subscriptions. Consider your budget and weigh the cost against each platform’s value proposition. Don’t be afraid to explore free trials to get a feel for the software before committing.
3. Consider the number of properties you manage:
The size and complexity of your portfolio should also influence your software selection. If you manage a handful of rental properties, a user-friendly platform with basic features might be sufficient. However, managing a large or diverse portfolio might necessitate a more robust solution with advanced functionalities.
4. Research customer support:
Implementing new software can be challenging, so consider the level of support you’ll require. Does the platform offer readily available customer service via phone, email, or chat? Are there comprehensive training resources and tutorials? Reliable and responsive customer support can be incredibly valuable for troubleshooting issues and maximizing the software’s potential.
If you can’t decide between Stessa vs. TurboTenant, allow us to complicate your buying decision further. TurboTenant enables DIY landlords to create a free account that instantly gives them access to key features that make property management easier. We can offer these services for free to landlords because the cost is passed to their tenants. Our Pro and Premium tiers unlock even more functionality.
Online Rent Collection ($2 ACH fee to tenants in the Free and Pro tiers, 3.49% credit and debit card fee in all tiers)
Applications and Tenant Screening ($55 screening fee for tenants, which is reduced to $45 in the Premium tier)
Unlimited Property Listings
Note: Our Pro and Premium pricing tiers include access to unlimited lease agreements, our Landlord Forms Pack, and more.
If you’re wondering how we stack up on popular review sites, check out our reviews (current as of 10/15/24):
Apple App Store:
Landlord App: 4.9 stars
Tenant App: 4.8 stars
Google Play Store:
Landlord App: 4.7 stars
Tenant App: 4.8 stars
Capterra:
4.4 stars
Trustpilot:
3.6 stars
Put the platform to use yourself, and sign up for a free TurboTenant account today!
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