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 prices per unit, puts its whole platform on every plan, sells AI agents on its upper plans, and applies a minimum spend it does not publish; Corbica has a free tier, publishes every price with no minimum, and builds every report on a double-entry general ledger.
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: how the price is set, what the ledger underneath the reports is, and whether there is a way to use the product for nothing.
Between our August and November 2026 reads, DoorLoop replaced its Starter, Pro and Premium plans with three new ones — DoorLoop One, Connect and Multiply — priced per unit. Its own FAQ says “Everything that used to sit behind Premium, including the accounting depth, the API, unlimited users and unlimited storage, is in DoorLoop One.” The plans now differ by how much work DoorLoop's AI agents take on, not by which features you can reach.
What the page does not publish is the minimum spend. Every plan is marked “Minimum spend and units apply. Contact us for details.”, so the per-unit rate times your unit count is a floor rather than a price, and a small landlord cannot work out the real bill without a sales conversation. Corbica publishes every plan price, has no minimum, and is free up to five units — this page works through what that does and does not settle.
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. | Full accounting on every plan: a customizable chart of accounts, real-time reports and statements, budgeting, live bank sync, QuickBooks Online sync, 1099 forms, and advanced A/P and A/R across multiple portfolios, LLCs and business entities. |
| 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 plans priced per unit, per month — DoorLoop One from $2.50, Connect from $4.00, Multiply (invite only) from $5.00, billed yearly — each marked “Minimum spend and units apply.” The minimum is not published. |
| 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. |
| Who pays rent-collection fees | The landlord by default, via a platform fee taken out of ACH rent at Stripe's own cost; the landlord can charge it to the tenant as a line at checkout instead. Card payments add a convenience fee to the tenant's total. | Not stated on the pricing page. Incoming ACH is $1.50 on DoorLoop One and free on Connect and Multiply; adding a convenience fee to tenant ACH payments is listed on Connect and Multiply only. No card fee is published. |
| E-signature | Included allowance on Professional (30/mo) and Business (100/mo), $1.50 per envelope beyond it. Not available on Free or Starter. | “Unlimited eSignatures and templates” on every plan. |
| Setup fees | None. No per-bank-account charge and no onboarding fee. | None listed on the current pricing page, which offers one-on-one virtual onboarding on every plan. The minimum spend is the cost the page leaves out. |
| QuickBooks | A mapped CSV export (journal, accounts, vendors) you import into QuickBooks. Not a live connection. | QuickBooks Online sync on every plan. |
| Tenant & owner portals | Included on every plan, including free. | Included. |
What DoorLoop publishes about pricing
Quoted from DoorLoop’s pricing page as of 2026-11-10. 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
- DoorLoop One — starting at $2.50 per unit, per month billed yearly ($3.00 billed monthly)
- DoorLoop Connect
- starting at $4.00 per unit, per month billed yearly ($4.80 billed monthly)
- DoorLoop Multiply
- “INVITE ONLY” — starting at $5.00 per unit, per month billed yearly ($6.00 billed monthly)
Minimums and caps
- Minimum spend
- Every plan is marked “*Minimum spend and units apply. Contact us for details.” The amount is not on the page.
- Volume rate
- “As low as $1.50 per unit above 100” on DoorLoop One ($1.80 billed monthly)
- Annual billing
- “Save up to 25% on Yearly!”
- What changes between plans
- “The platform is the same in all three. What changes is how much of the work DoorLoop does.”
- Existing customers
- “Existing customers can keep their current plans and pricing.”
Per-transaction fees
- Incoming ACH
- $1.50 on DoorLoop One; free on Connect and Multiply
- eSignature
- “Unlimited eSignatures and templates” on every plan
- Card payments
- The page lists “Accept cards, checks, and cash at Western Union” on every plan but publishes no card fee.
- Passing fees to tenants
- “Add a convenience fee to tenant ACH payments and keep it as income.” Listed on Connect and Multiply, not on DoorLoop One
- Tenant screening
- $35 on every plan
- Outgoing payments to vendors and owners
- Free on every plan
DoorLoop replaced its Starter, Pro and Premium plans between our 25 August and 10 November 2026 reads. None of the earlier figures appear on the page any more, so none of them are quoted here.
Each price is a per-unit “starting at” rate with an unpublished minimum spend, so the rate times your unit count is a floor, not a quote.
The page does not say who pays the $1.50 incoming-ACH fee on DoorLoop One.
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, and on Starter, Professional and Business Stripe's own cost with no markup (0.8% capped at $5, plus 0.25%), with the first 30 ACH payments a month (up to $150 of Stripe cost) free on Business. A landlord can charge that fee to the tenant as a separate line at checkout instead. 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 the number DoorLoop leaves out
Ten units at $1,400 rent, all paying by ACH, is the fairest small-landlord case to work through: it is inside Corbica's Starter allowance and well below DoorLoop's “above 100” volume rate.
DoorLoop One: the published rate is $2.50 per unit a month billed yearly, which is $25 for ten units, plus $1.50 per incoming ACH payment — $15 a month for ten. But every plan is marked “Minimum spend and units apply. Contact us for details.” and the minimum is not published, so $40 is a floor, not a price. The page also does not say whether that $1.50 is yours or your tenant's; passing payment fees to tenants is listed on Connect and Multiply, not on One.
Corbica Starter: $59/month, with the platform fee coming out of the rent by default. At $1,400 rent it is Stripe's own cost, $8.50 per ACH payment — ten payments is $85/month, about $144 all in. Or charge that fee to your tenants: then it is $59/month to you and each tenant pays $8.50.
So the answer turns on a number DoorLoop does not print. If you pay the $1.50 ACH fee yourself, DoorLoop One costs you less than Corbica Starter only if its minimum for ten units is below about $129 a month; above that, Corbica costs less. Ask DoorLoop for the minimum in writing before you compare, and ask who pays the ACH fee on One.
What Corbica's price buys regardless is a free tier below six units where DoorLoop has none, and a bill you can compute from the pricing page without a sales call.
Where the accounting actually differs
Both have a chart of accounts, on every plan
DoorLoop lists full accounting on all three of its plans: a customizable chart of accounts, real-time balance sheets, P&L, cash flow and owner statements, budgeting, live bank sync, QuickBooks Online sync, 1099 forms, and advanced A/P and A/R across multiple portfolios, LLCs and business entities. That is real accounting and this page will not pretend otherwise. The comparison worth making is what sits underneath the reports 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. Where DoorLoop has the edge at that level is the live QuickBooks Online sync it includes on every plan; Corbica's QuickBooks route is a mapped CSV export.
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 QuickBooks, Zapier or an API on the entry plan
DoorLoop One includes QuickBooks Online sync, live bank sync, an open API and Zapier. Corbica has a mapped QuickBooks CSV export and no Zapier app or public API at all. If your workflow already runs through any of them, that is a straightforward reason to choose DoorLoop.
You value onboarding hand-holding, or need cash rent
DoorLoop lists one-on-one virtual onboarding and chat, email, phone and Zoom support on every plan. It also accepts cash rent at Western Union. Corbica has no retail cash rail at all — we can record a cash payment you received, not collect one.
You want AI agents to take work off your desk
DoorLoop Connect adds a Receptionist Agent that answers tenant texts, calls and portal messages around the clock, and Multiply (invite only) adds agents that run maintenance from work order to bill and carry lease renewals to signature. If that is what you are buying, compare it on those terms rather than on the accounting.
Who Corbica is right for
You want to know the price before talking to sales
Every DoorLoop plan carries a minimum spend that the pricing page does not publish. Corbica's plan prices, per-unit overage and transaction fees are all on its pricing page, with no minimum and no quote to negotiate.
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 has no free tier, and every plan carries a minimum spend.
You want to choose who pays the bank-transfer fee
Corbica's ACH platform fee is Stripe's own cost with no markup. By default it is deducted from the rent before it reaches you, and the tenant pays the rent and nothing else; on any plan you can charge it to the tenant as a separate line instead. DoorLoop lists passing payment fees to tenants on Connect and Multiply, not on One. Card payments do carry a convenience fee on the tenant's total, because card processing genuinely costs more.
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 includes both on every plan.
- QuickBooks is a mapped CSV export here, not the live QuickBooks Online sync DoorLoop includes on every plan.
- No retail cash-payment rail. DoorLoop accepts cash rent at Western Union; Corbica can only record cash you collected yourself.
- DoorLoop includes a company website and hosting on every plan. Corbica gives you a branded public listings page on your own subdomain, which is narrower than a website.
- E-signing starts on Professional here; DoorLoop lists unlimited eSignatures and templates on every plan.
- No live phone or Zoom support on any Corbica plan; DoorLoop lists both on every plan.
Choose Corbica if…
- You want a free tier rather than a minimum spend.
- You want a price you can read off the pricing page instead of a quote.
- You want a real general ledger backing every report, on the entry paid plan.
Consider DoorLoop if…
- You need QuickBooks Online sync, Zapier, an open API, or cash rent collection.
- You want one-on-one onboarding and phone or Zoom support.
- You want AI agents answering tenant calls and texts, or running maintenance and renewals.
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 company website, an open API and Zapier, QuickBooks Online sync, cash rent payments, and AI agents on its Connect and Multiply plans.
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 publishes every price and has no minimum — DoorLoop prices per unit with a minimum spend its page does not publish — and Corbica lets the landlord choose who pays its ACH fee on every plan.
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; on 10 November 2026 its entry plan, DoorLoop One, started at $2.50 per unit a month billed yearly, with a minimum spend.
What does DoorLoop cost per unit?
DoorLoop's pricing page, read on 10 November 2026, lists DoorLoop One from $2.50 per unit a month billed yearly ($3.00 monthly) and “As low as $1.50 per unit above 100”, Connect from $4.00 and Multiply from $5.00. Every plan is marked “Minimum spend and units apply. Contact us for details.” The minimum is not on the page, so we are not going to guess it for you.
Is DoorLoop cheaper than Corbica?
DoorLoop's page does not let anyone say. At ten units, DoorLoop One's published rate is $25 a month billed yearly, plus $1.50 per incoming ACH payment, but every plan carries a minimum spend the page does not publish. Corbica Starter at ten units of $1,400 rent is about $144 a month all in, or $59 if you charge the ACH fee to your tenants. Below six units Corbica is free and DoorLoop has no free tier.
Who pays the rent-collection fee on Corbica?
The landlord, unless they choose otherwise. Corbica's ACH platform fee comes out of the rent before payout — Stripe's own cost with no markup (0.8% capped at $5, plus 0.25%) on Free; on Starter, Professional and Business it is Stripe's own cost with no markup (0.8% capped at $5, plus 0.25%), and Business includes 30 ACH payments a month with no fee, up to $150 of Stripe cost. A landlord can instead charge that fee to the tenant as a separate line at checkout. 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, which lists unlimited eSignatures on every plan.
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 on every plan. If a live 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. 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.
Compare Corbica with others: