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QuickBooks has long been the trusted source for in-house accounting for property managers.

However, it has its problems, the most important of which is: it’s not designed for property management.

As a result, many tasks unique to property management can be arduous or needlessly complex.

So then, how does it compare to a comprehensive property management tool like DoorLoop or Buildium?

That’s the purpose of this guide.

Below, we’ll help you figure out which is better for you: DoorLoop vs. Buildium vs. QuickBooks.

Read on to discover which is best for you and your property management needs.

Buildium vs. QuickBooks vs. DoorLoop: Features

To compare each of our tools, we’ll be looking at four main sets of features:

  • Accounting
  • Tenant portal and rent collection
  • Communications tools
  • Maintenance management

We’ll also be breaking down:

  • Pricing
  • And a summary of each’s pros and cons, including non-feature points such as customer service and ease-of-use

As we move through each feature set as well as pricing and the pros and cons, consider what is most important to you.

Also, keep in mind that one of our contenders plays nice with QuickBooks (while one doesn’t).

So, you could consider using them together if you’d prefer not to let go of QuickBooks as your accounting tool of choice.

In fact, let’s start there.

Feature: Accounting tools

Each of our tools offers a large number of great accounting features, though it’s in accounting that several noticeably pull ahead due to better integrations in particular.

Buildium Logo

Buildium

Buildium has a decent set of accounting features, including:

  • Automatic rent payments
  • Bank reconciliations
  • Payment and fee tracking

Does Buildium integrate with QuickBooks?

Unfortunately, Buildium doesn’t integrate with QuickBooks.

So, if QuickBooks is your preferred accounting tool and you’d like to keep it that way, it likely isn’t the best option for you.

QuickBooks Logo

As expected, QuickBooks has the most extensive accounting features of any tool on this list.

But while it wins accounting in a landslide, it loses out big time in what it lacks in everything else given that it’s not a dedicated property management software:

Unique Features

Features include:

  • Expense and deposit tracking
  • Robust reporting
  • Invoicing and vendor payments
  • Tax tools
DoorLoop Logo

DoorLoop

DoorLoop offers an all-in-one suite of property management features, including everything you need for everything from accounting to maintenance management.

One of the most notable points in terms of accounting features about DoorLoop, and what really allows it to pull ahead early, is that it offers a convenient QuickBooks Online integration– something Buildium doesn’t offer.

With it, you don’t have to choose between a great property management tool and your favorite accounting platform, you can get the best of both worlds simultaneously.

Alternatively, if you rather keep everything on one platform, DoorLoop’s extensive accounting features allow you to manage all your property accounting from one place.

Features include:

  • Robust reporting
  • Automatic rent payments
  • Bank reconciliations
  • Full chart of accounts
  • Straightforward bank account syncing with Plaid, which allows you to automatically sync your income and expenses all from within DoorLoop
  • Convenient QuickBooks Online integration that can be set up in minutes

Feature: Tenant portal and rent collection

Moving on from accounting, we get to where the dedicated property management software shines: everything else.

It’s no surprise that QuickBooks isn’t built specifically for property management, but that means you’re missing out on a lot of features that can help you streamline, optimize, and maximize your property management efforts when you go with QuickBooks.

Still, it remains a great accounting option that can work in tandem with DoorLoop’s easy integration. But more on that later.

Next, let’s talk about tenant portals and rent collection features:

Buildium

Buildium offers a “resident center” which includes essentially the same features as the standard tenant portal.

Features include:

  • Collect rent and other fees online
  • Late payment reminders
  • Association fees

QuickBooks

QuickBooks doesn’t offer a tenant portal or way to collect rent payments from tenants, unless you use an integration like NowRenting.

However, doing so doesn’t offer the same benefits as a dedicated property management software, with no additional benefits of its own.

DoorLoop

DoorLoop offers an easy-to-use tenant portal that allows tenants to do everything from paying their rent to communicating directly with their landlord.

Features include:

  • Issue and collect rent and other fees online
  • Automatic rent payments
  • View payment history

Feature: Communications tools

Property management software offers invaluable communication tools that simplify tenant communication and simplify property management in general.

Let’s see how each stacks up here:

Buildium

Buildium offers communication tools such as:

  • In-app maintenance requests
  • Bulk email tenants
  • And a physical letter service with EZMail

QuickBooks

QuickBooks doesn’t offer a way to communicate directly with tenants.

DoorLoop

DoorLoop offers a variety of modern communication tools, including:

  • SMS text messaging
  • Email directly from within the app
  • Communicate with tenants on maintenance orders

Feature: Maintenance management

Maintenance management is another invaluable feature you get with property management software.

That’s especially considering the fact that it allows you to funnel maintenance requests into a central location, saving you time and headache.

Buildium

With Buildium, tenants can create maintenance requests and you can communicate together on that request, issue work orders to vendors, and pay them via the platform.

QuickBooks

QuickBooks doesn’t offer maintenance management features.

DoorLoop

DoorLoop offers a complete maintenance management system, including:

  • Create and edit maintenance requests and add attachments
  • Communicate with tenants on that order via the app, including the convenient smartphone app
  • Assign to a vendor
  • And pay that vendor out when they’re done
  • As well as offer status updates to tenants along the way

Pricing

Now that we’ve compared features, let’s take a look at pricing.

This is where each option really separates from one another, even our two dedicated property management tools.

Let’s see where they stand:

Buildium Pricing

Buildium Pricing

Buildium offers a somewhat unique and contrasting pricing structure. Most property management software like DoorLoop is priced per unit per month, but Buildium is based on tiers of features.

The negative of that is if you invest in the basic plan, you’ll be missing out on several important features you’d otherwise be getting for the same or lower price with other tools.

Their start plan comes in at an affordable $50 per month, with lots of standard features:

  • Most accounting features including online payments
  • Maintenance management
  • Tenant portal

However, the problem comes when you realize that several key features are only available with the higher level Growth plan, including:

  • Analytics
  • eLeasing
  • And live phone support

In addition to that, you’ll need to move all the way to their $460 Premium plan to get:

  • Premium support
  • Open API

Summary:

Buildium starts off affordable but lacks several key features you’d want or expect, like live phone support and eLeasing. It becomes incredibly pricey when you move up to the $160 plan just for those typically standard features.

Buildium Pricing Plan

QuickBooks Pricing

QuickBooks Online has a pretty complex pricing system, but the basic business plans start at $25 per month.

You’ll need to upgrade to their Essentials plan at $50 per month to get certain key features like multiple users and bill pay, however, while their $180 Advanced plan gives you access to Analytics and online training.

Summary:

QuickBooks offers affordable pricing, though when compared to the two dedicated property management tools on this list, it’s important to remember that you’re getting a robust accounting platform with none of the other property management features.

Buildium vs QuickBooks vs DoorLoop

DoorLoop Pricing

DoorLoop offers both the simplest and most affordable pricing of any of the options on this list, especially when you consider apples-for-apples (or features-for-features).

The Starter plan offers the majority of DoorLoop’s features at just $49 per month for up to 20 units.

Moving up to the $79 Pro plan for up to 20 units gives you access to:

  • Owner portal
  • Professional IDX-based website
  • And bank reconciliations

Their top-level Premium plan for $109 per month up to 20 units includes:

  • API access
  • Web portal integration
  • And Gmail + Microsoft Outlook add-on

Summary:

Especially when you factor in a true feature-to-feature comparison, DoorLoop is the most affordable option on the list.

Buildium vs. QuickBooks vs. DoorLoop: pros and cons

With features and pricing covered, let’s dive into the overall picture of each software and look at the pros and cons.

Before we do that, however, keep in mind that these pros and cons are based partly on real user reviews, not just a single opinion, to offer the most unbiased review possible.

Buildium

Buildium

Buildium has a robust set of features along with a strong knowledge base that makes it easy to get started with them.

Their customer service, however, is difficult to get a hold of and can be a pain point for users. In addition, their pricing is the highest of the three options on this list, including DoorLoop and its equally comparable feature set and better customer service.

  • Pro: Extensive knowledge base
  • Pro: Comprehensive features
  • Con: Expensive higher-tier plans compared to other property management tools
  • Con: Unresponsive customer service
QuickBooks

QuickBooks

QuickBooks is highly affordable and has the best set of accounting features of the options on our list, but for good reason.

It’s a dedicated accounting tool, which means you won’t get any of the great features you’d enjoy from an all-in-one property management software like DoorLoop.

  • Pro: Best set of accounting features
  • Pro: Long list of integrations
  • Con: Non-responsive customer service
  • Con: Only handles accounting
DoorLoop Features

DoorLoop

DoorLoop has a lot going for itself.

It not only has the best accounting features of the two property management tools compared, it has the most comprehensive feature set in general for property management.

It gets big points for having a QuickBooks integration, so it plays nice with your favorite accounting tool, while also offering great ease-of-use and incredible customer service.

  • Pros: Best accounting features of a property management software, QuickBooks integration, Amazing ease-of-use, Stellar customer service
  • Cons: Lacks community features

Who should you choose?

All three of our contenders offer a great set of accounting features that makes it easier to manage your property accounting.

QuickBooks offers the most comprehensive accounting features, in exchange for not offering any of the amazing property management features of DoorLoop or Buildium.

However, with DoorLoop’s super simple QuickBooks integration, you can get the best of both worlds in DoorLoop and QuickBooks together.

Rather keep everything in one software? DoorLoop also offers the most comprehensive set of accounting features of our two dedicated property management software tools on the list.

So, if you’re looking for:

  • A great all-in-one property management tool that allows you to streamline and manage your entire portfolio from one place, even your accounting
  • Or, you need a property management tool but rather keep QuickBooks as your go-to accounting home

Then DoorLoop offers the best of both worlds.

Schedule a free demo today to see what DoorLoop can do for you.

David Bitton

David is the co-founder & CMO of DoorLoop, a best-selling author, legal CLE speaker, and real estate investor. When he's not hanging with his three children, he's writing articles here!