The question comes up in every conversation with a property manager: how much does it cost? And more importantly, how much does it cost compared to what I'm already using?
The problem is that most condo management software vendors in Quebec don't publish their prices. You have to request a quote, wait for a sales call, answer questions about your portfolio size. Sometimes you don't get a number until after a 45-minute demo.
Here's what we know — and what it means for an independent property manager handling 2 to 10 associations.
The pricing models that exist
In Quebec condo management, there are essentially three ways tools charge you.
Per unit. You pay a set amount per door, per month. This is the model used by large platforms aimed at management firms handling hundreds of units. The advantage: price scales with size. The disadvantage: for a small portfolio of 60 units across 3 buildings, the entry cost is often high because these tools enforce minimums.
Per association. You pay a fixed amount per association, regardless of unit count (or with a per-association cap). This model is more predictable for small managers — you know exactly what adding a new building will cost.
Per tool, multiplied. This is what most property managers do today without realizing it. You use a general accounting app with a subscription per entity, plus free or cheap tools for everything else. The visible cost is low, but the real cost (lost time, errors, fragmentation) is high.
What property managers actually pay today
Let's talk concrete numbers for a manager with 3 associations averaging 20 units each.
The "accounting software + spreadsheets" setup — the most common. A general accounting tool costs $35–40 per month per entity. For 3 associations: $105–120/month. And that only covers bookkeeping. Documents live in Google Drive (free). Communications go through email (free). Bill 16 tracking is in a spreadsheet (free, but nobody maintains it). Maintenance request tracking is... somewhere.
Visible cost: ~$120/month. Real cost: much more, when you count the hours lost navigating between tools.
High-end specialized platforms — built for management firms with 20+ associations. Prices typically aren't public, but managers who use them report costs of several hundred dollars per month for a small portfolio, plus setup fees. Full-featured, but the complexity and pricing are calibrated for a volume that the small manager doesn't have.
Niche tools — maintenance log, reserve fund tracker, co-owner portal. Each costs $10–50 per month per association. Combine three of them to complement your accounting software, and you easily add $60–150/month total.
What it should cost
A manager of 3 associations typically generates $1,500–3,000/month in management fees. Their primary tool should represent a reasonable fraction of revenue — not 15% or 20%, but something like 5–8%.
In dollars, that means a software budget of $100–200/month for a tool that covers everything: bookkeeping, documents, assemblies, compliance, communications, co-owner portal.
The math shifts when you add associations. That's where per-association pricing gets interesting — each addition is predictable, and the total cost stays proportional to your revenue.
Questions to ask before choosing
Beyond the monthly price, here's what influences the real cost of management software.
Does it replace one tool or several? If software costs $150/month but replaces your accounting ($120), your document tool, and your compliance tracker, the net cost is probably lower than what you pay today.
Are there setup fees? Some platforms charge implementation fees — sometimes several hundred dollars. Others offer a free trial and self-serve data import.
Is the price public? A price displayed on the website means the vendor is confident in their value proposition. A price "on request" often means the price adjusts based on what the salesperson thinks you're willing to pay.
What happens when I add an association? With per-unit pricing, adding a small 8-unit building costs little, but a 50-unit building spikes the bill. With per-association pricing, the cost per addition is fixed and predictable.
Can I start small and grow? The best approach: start with 2 associations, validate the tool works for you, then add more gradually. If the tool requires a minimum commitment of 10 associations, it's not built for you.
In summary
For an independent Quebec property manager with 2–5 associations, a reasonable software budget is $100–250/month for a complete tool. If you're already paying over $100/month for bookkeeping alone, supplemented by spreadsheets and shared folders, you're probably spending as much — just working harder for it.
The right tool doesn't necessarily cost more. It replaces what you already use.
CondoAide publishes its pricing. Bookkeeping, documents, assemblies, compliance, co-owner portal — all included, starting at $158/month for 2 associations. See Gestionnaire pricing →