Domatia
Domatia is property management software for landlords, combining listings, leasing, rent collection, owner statements, and Schedule E expense tracking in one…
What Domatia is
Domatia is property management software for landlords, combining listings, leasing, rent collection, owner statements, and Schedule E expense tracking in one dashboard. It is intended for independent owners, property managers, apartment complexes, HOAs, and commercial landlords. Listing syndication uses an XML feed to send vacant units to Zillow, Apartments.com, and other portals. Lease tools can draft state-aware leases with AI, support e-signatures, and retain signed documents with an audit trail. Rent collection supports ACH and cards, autopay, and automatic late fees; payments go through Stripe, and Domatia says it takes no platform cut. Expense tracking organizes costs using IRS Schedule E categories and provides QuickBooks-mappable exports; the service describes this as an organizer, not tax advice. A read-only REST API can be used with Zapier, Make, or HTTP clients. Annual Essential pricing is $29 per month for up to 15 units, with higher unit limits on other priced plans. Domatia is available on Android, iOS, web, and API.
Good
- Syndicates vacant units to listing portals.
- Lease tools support e-signatures and document audit trails.
- Supports ACH, card payments, autopay, and automatic late fees.
- Offers CSV or ZIP exports of key records.
Watch out
- Essential supports up to 15 units.
- Pro supports up to 50 units.
- The listed Essential price requires annual billing.
- Mobile apps are described as brand new and still being debugged.
Who it suits
Domatia suits landlords and property managers handling rentals, including apartment complexes, HOAs, and commercial properties. Its tools cover listings, leasing, rent collection, and property expense organization.
Verdict
Domatia combines leasing, rent collection, listings, and expense organization for property owners and managers. Check the unit limits against your portfolio; the site also says its expense tools are not tax advice.
Plans and prices
From Domatia's own pricing page, checked 15 Oct 2026.
| Plan | Price | What it gives you |
|---|---|---|
| Essential | $29 a month | up to 15 units · rent collection · maintenance · leases + e-signature · communications · tenant portal · billed annually; $39/mo billed monthly |
| Pro | $69 a month | up to 50 units · maintenance teams + auto-routing · white-label portal · priority support · custom domain · billed annually; $89/mo billed monthly |
| Portfolio | $119 a month | up to 150 units · dedicated onboarding · priority support · volume setup discounts · annual price; $149/mo monthly price |
| Starter setup | $99, paid once | up to 10 units · properties and units entered · rent and due dates configured · tenant invites · ready in 24 hours |
| Full setup | $199, paid once | up to 25 units · Starter features · late-fee rules · additional fees · service-provider team invites |
| Migration setup | $399, paid once | up to 50 units · CSV/export import · column mapping and cleanup · payment-history notes |
| Portfolio setup | $799, paid once | up to 150 units · multi-property import · dedicated setup call · tenant communications drafted |
| Enterprise | Priced on request | unlimited units · dedicated onboarding · priority support · dedicated account representative · API access · custom pricing |
| Enterprise setup | Priced on request | 150+ units · custom data mapping · parallel batch import · dedicated account representative · custom |
The facts
Each one read from Domatia's own pages, with the date it was checked.
What it does
- Accounting
- The product tracks property expenses against IRS Schedule E categories and provides QuickBooks-mappable exports; the site says it is an organizer, not tax advice.checked 3 Oct 2026
- AI and data
- Domatia says its AI assistant has read-only portfolio access and that it never sells or trains on customer data.checked 3 Oct 2026
- AI assistant
- The portfolio assistant provides read-only answers about overdue rent, vacancies and maintenance backlogs with cited source records.checked 15 Oct 2026
- AI limitation
- The terms warn that AI-generated leases, messages and other outputs can be incomplete, inaccurate or outdated and require user review and professional advice.checked 15 Oct 2026
- Automated communications
- Automated rent reminders, late notices and maintenance updates can use email, SMS, push notifications and custom branded templates.checked 15 Oct 2026
- Business boundary
- Domatia states that it is software and not a property manager, broker, lender, escrow agent, tenant-screening company, credit-reporting agency or law firm.checked 15 Oct 2026
- Cancellation guarantee
- The first paid subscription term has a 14-day money-back guarantee, while cancellations after that generally receive no prorated refund.checked 15 Oct 2026
- Custom fields
- Custom text, number, date and boolean fields can be defined for properties, units or tenants, with up to 30 fields per entity.checked 15 Oct 2026
- Data export
- The site says users can export payments, leases, and tenant records at any time as CSV or a full ZIP.checked 3 Oct 2026
- Data portability
- Users can bulk-import CSV data and export payments, leases and tenant records as CSV or a full ZIP.checked 15 Oct 2026
- Data-use promise
- Domatia says it does not sell personal information, use customer information to train general-purpose models, or authorize AI providers to train on submitted content.checked 15 Oct 2026
- Expense and tax organization
- Expenses are tracked by property and mapped to IRS Schedule E categories, with QuickBooks exports; Domatia describes this as an organizer rather than tax advice.checked 15 Oct 2026
- Independent directory coverage
- Aptoria includes Domatia in its property-management migration catalog alongside other rental systems.checked 15 Oct 2026
- Integrations
- Official pages identify Stripe for payments, DocuSeal for e-signatures, QuickBooks-mappable exports, and Zapier or Make as API integration targets.checked 15 Oct 2026
- Lead inbox
- The lead inbox captures prospective renters, supports notes and follow-up tracking, and converts leads into applications.checked 15 Oct 2026
- Lease management
- AI can draft state-aware leases, while built-in e-signature, document storage and audit trails manage execution.checked 15 Oct 2026
- Leasing
- The lease tools draft state-aware leases with AI, support e-signature, and store signed documents with an audit trail.checked 3 Oct 2026
- Legal entity
- The terms identify Domatia Property Management, LLC as a Wyoming limited liability company doing business as Domatia.checked 15 Oct 2026
- Limit: independent integration directory status
- Aptoria lists Domatia as a beta migration integration using customer-authorized CSV export rather than a live sync.checked 15 Oct 2026
- Limit: integration data held
- Aptoria says Domatia migration review leaves API keys, payments, applications, leads, transaction exports, documents and maintenance evidence held outside the staged migration.checked 15 Oct 2026
- Limit: no live integration
- Aptoria marks the Domatia connector as migration-only and beta, with customer-authorized export staged for review.checked 15 Oct 2026
Where it runs
- Applicant portal
- Applicants can submit personal, employment, income and reference information, pay application fees through Stripe and upload documents.checked 15 Oct 2026
Money
- Free plan
- Nochecked 20 Sep 2026
The company
- Headquarters
- The privacy policy lists 30 N Gould St Ste R, Sheridan, Wyoming 82801 as the company mailing address.checked 15 Oct 2026
The full review of Domatia
Overview
Domatia brings listing, leasing, rent collection and property-expense organization into a landlord-focused platform. It suits owners and managers who want those jobs connected, but its unit-based plans make portfolio size an important part of the buying decision.
Its strongest case is for a landlord who needs more than vacancy marketing or rent collection alone. The trade-off is that the mobile apps are described as new and still being debugged, so buyers who depend on a polished mobile workflow should be cautious.
Key features
Listings and leasing
Domatia syndicates vacant units to Zillow, Apartments.com and other portals using a MITS ILS XML feed, and includes a rental website and inquiry management. That combination can reduce the need to coordinate separate listing tools. Lease drafting uses AI to prepare state-aware documents; e-signature and an audit trail for signed leases help keep the resulting paperwork together.
Rent and expenses
Rent collection supports ACH, cards, autopay and automatic late fees. Payments run through Stripe, and Domatia says it takes no platform cut. Landlords can absorb processing fees or pass them through, which matters when setting tenant payment expectations. The tenant portal is free.
Expense tracking sorts costs into IRS Schedule E categories and offers exports mappable to QuickBooks. It can help organize records, but Domatia explicitly says the tool is not tax advice. Users who need tax guidance should not treat its categorization as a substitute.
API, AI and data control
The read-only public REST API can connect through Zapier, Make or HTTP clients. Access is scoped to each landlord, API keys are hashed, and each key is limited to 60 requests per minute: useful for lightweight integrations, but a constraint for high-volume automation. Domatia says its AI assistant has read-only portfolio access and that customer data is neither sold nor used for training. Users can export payments, leases and tenant records as CSV or a full ZIP at any time.
Pricing
Domatia has a free plan, but no free-plan unit cap or feature set is given. Paid prices are billed annually:
| Plan | Price | Unit limit | Best fit |
|---|---|---|---|
| Essential | $29 a month | 15 units | Small portfolios |
| Pro | $69 a month | 50 units | Growing portfolios |
| Portfolio | $119 a month | 150 units | Larger portfolios |
| Enterprise | Custom pricing | Unlimited units | Unlimited portfolios |
Essential is the lowest-cost paid entry, but its 15-unit ceiling may force a move up as a portfolio grows. Pro raises that cap to 50, while Portfolio supports up to 150; Enterprise removes the unit ceiling, with custom pricing. The plan descriptions do not distinguish feature access, so the clearest stated difference among paid tiers is capacity.
Platforms
Domatia is available on Android, iOS and the web, and offers an API. The company describes both mobile apps as brand new and still being debugged; that caveat weakens the case for landlords who need dependable phone-first operations. Mobile app feedback goes to [email protected].
Who it's for
Independent owners, property managers, apartment complexes, HOAs and commercial landlords are all within Domatia's stated audience. It is a particularly coherent fit for owners who want listing distribution, lease records, rent collection and expense organization in one system. A smaller landlord focused on only one of those jobs may find a narrower alternative a better match.
Pros and cons
- Pros: Listing syndication, inquiry management and a rental website cover several vacancy workflows in one product.
- Pros: ACH and card collection, autopay and automatic late fees are paired with a free tenant portal; landlords can choose who absorbs processing fees.
- Pros: CSV and full ZIP exports of payments, leases and tenant records give users a way to take their core records with them.
- Cons: Paid plans are capped by unit count, so growing portfolios may need to upgrade even if they do not need additional features.
- Cons: The mobile apps are still being debugged, making them a less certain choice for mobile-dependent work.
- Cons: Schedule E organization is not tax advice, and the API's 60-request-per-minute cap limits intensive integrations.
Alternatives
For a different emphasis, consider these options:
- Rentberry is worth considering for tenants seeking negotiation, maintenance requests, property tours and e-signature in a free plan.
- Hemlane may suit owners who want a free-forever starting tier for rental advertising, applicant and tenant screening, and rental accounting.
- Reallyo is a better fit when the priority is a free AI marketing suite for one active listing, with video, website, social and email tools.
- Rental Beast offers a free Apply Now option for owners, managers and real estate professionals, though renter application fees vary by market.
- RentSpree is a candidate for landlords prioritizing automated rent collection with waived ACH fees through Landlord PRO, priced at $6.99 a month billed annually or $8.99 per month.
- Revun is a closer match for self-managing owners with one or two units who want a free plan centered on leasing, showings, applications, ACH collection and maintenance requests.
- Zillow Rental Manager Tenant Screening is the focused choice for landlord screening reports included at no landlord charge, with the renter paying the application fee.
- TurboTenant may fit landlords who want a free tier for listing and marketing rentals, screening applicants and collecting rent online.
Compare more options in Rental Property Listing Software and Property Management Software.
Verdict
Domatia is a strong candidate for owners and managers who want vacancy marketing, lease handling, rent collection and expense organization under one roof, with data export and a free tenant portal as useful complements. Choose it if that joined-up workflow justifies the annual plan and its unit cap; look elsewhere if polished mobile apps are essential or a focused, free tool will cover your needs.
