Corbica
Double-entry ledger · AI Bookkeeper · Free to 5 units

Property management software with real books

Rent, leases, maintenance and owner statements on a true general ledger — and an AI Bookkeeper that reviews your books on a schedule and never posts on its own.

Start free — no credit card

Landlords: up to 5 units free, no card — or the 30-day full-feature trial on the next screen. Managers: tell us about your portfolio.

Renting with a Corbica landlord? Sign in to your resident portal

  • Every report reads the general ledger
  • Plaid bank feeds
  • ACH & card rent through Stripe
  • SingleKey tenant screening
Corbica dashboard — KPIs, income chart, and occupancy at a glance

Built for the way you own or manage

Pick the door that matches you. Everything runs on the same ledger, so you never migrate when you grow.

Landlords

Tenants pay online by ACH or card, maintenance requests reach the right vendor, and every lease and tenant lives in one place.

Free up to 5 units

Start free

Property managers

Owner statements and payouts, three-way trust account reconciliation, 1099 preparation, and a portal where each owner sees their own books.

Trust reconciliation on Business

Commercial & mixed-use

NNN and modified-gross leases with CAM recovery, percentage rent, TI/LC and parking, plus a per-SF rent roll and Form 8825.

Commercial Suite add-on, Professional and up

See the features

HOA & associations

Dues, special assessments, violations and reserves, run alongside your rentals on the same general ledger.

See the features

Section 8 & Affordable Housing. Split HAP and tenant-portion rent on one lease, auto-fill vouchers with AI, generate RFTA and HAP contracts, and keep a PHA directory — each payer's share booked correctly.

The AI Bookkeeper

An agent that reviews your books. Not one that runs them.

On the schedule you choose — daily or weekly — it reviews your ledger and bank feed for unusual transactions, entries that look missing, likely tax issues, and savings. Each finding is a proposal you approve or dismiss.

It never posts to your books on its own. Nothing it proposes reaches the ledger until you approve it.

On Professional and Business. Compare plans

AI Bookkeeper — 3 proposals
Unusual transaction
A $4,200 payment to a first-time vendor is 3× your typical repair — review before it posts.
Entry looks missing
Rent booked for 11 of 12 units at Oakwood — no payment or NSF recorded for Unit 4B.
Possible tax savings
$1,850 of appliance purchases may qualify for a Section 179 deduction — flag for your CPA.

Every number traces to a journal entry

Rent, deposits, owner payouts and mortgage payments post to a double-entry general ledger. Reports read the ledger, not a payments table — so the owner statement, the balance sheet and the bank reconciliation agree with each other.

True Double-Entry Accounting

Every transaction posts to the GL. Drill into any number on any report — tax-ready out of the box.

A real income statement: every figure is a button that opens the journal entries behind it.

Corbica income statement — P&L summary with net income, income and expenses by category, and a monthly trend chart

Plaid Bank Feed + Auto-Reconcile

Connect bank accounts, ingest transactions overnight, and reconcile with one click. No CSV uploads.

The match screen scoring bank rows against your books — rules and AI hints included.

Corbica bank feed matching — bank transactions matched to ledger entries with confidence scores and rule badges

Tenant Payments — ACH or Card

Tenants pay from a portal, autopay or one-tap. Money lands in days, with the journal entry already posted.

What your tenant sees: their balance, autopay, maintenance, and lease — in your branding.

Corbica tenant portal — balance due, autopay setup, maintenance requests, and lease access

Mortgages, HELOCs & Owner Debt

Track loans against any property — each payment splits principal, interest, and escrow to the GL automatically. Amortization schedules, HELOC draws, refinances, and ARM/balloon alerts included.

See the accounting in depth

Switching from Buildium or AppFolio?

A guided Buildium migration brings your properties, tenants, leases, owners, vendors and payment history across, reconciled against your Buildium trial balance before anything goes live. On AppFolio? See how the two compare, side by side.

How the Buildium move worksCorbica vs BuildiumCorbica vs AppFolio

What it costs

Every plan starts as a 30-day free trial. No credit card required.

Free

Up to 5 units

$0/mo
  • Up to 5 units
  • Online rent collection (ACH + card)
  • Tenant & owner portals
  • Maintenance requests

Starter

60 units included, then $2/unit

$59/mo
  • Tenant & lease management
  • Online rent collection (ACH + card)
  • Basic accounting (GL + chart of accounts)
  • Core financial reports
  • Tenant screening (SingleKey)
Most Popular

Professional

100 units included, then $1.5/unit

$149/mo
  • Everything in Starter
  • Bank feed, auto-reconciliation & AI categorization
  • Custom lease templates + e-signing
  • Document management with AI analysis
  • Tax Center & 1099 generation

Business

300 units included, then $0.75/unit

$299/mo
  • Everything in Professional
  • Trust account reconciliation (three-way)
  • AI tax advisor & ledger chat
  • AI invoice extraction & GL matching
  • Credit reporting
View Full Pricing Details

Questions managers and landlords ask

Quick answers. If something's missing, ask us at support@corbica.com.

How is Corbica different from Buildium or AppFolio?
Same accounting depth (true double-entry GL, drill-down, owner statements, 1099s) at a fraction of the price. AppFolio's minimum is $298/mo for 200+ units; Buildium starts at $62/mo. Corbica is free for up to 5 units, then $59/mo, and scales down to a single duplex without losing the accounting.
Can I import my data from Buildium?
Yes. Properties, units, leases, tenants, owners, vendors, work orders, and historical transactions all import via your Buildium API credentials. Most landlords are fully migrated in under an hour.
What does the AI document classifier actually do?
Drop an invoice or receipt PDF. Corbica reads the vendor name, total, date, and invoice number, classifies the document type, and matches it to an existing journal entry — or pre-fills a new one against the right property and GL account. Saves the bookkeeping step.
What is the AI Bookkeeper?
An AI agent that reviews your general ledger on a schedule and surfaces what needs attention — unusual transactions, entries that look missing, likely tax issues, and cost-saving opportunities — as proposals you approve or dismiss. It never posts anything on its own; you stay in control of the books.
Can I screen tenants?
Yes. Run credit, background, and eviction-history checks through our SingleKey integration as part of the application flow. The applicant completes screening securely with SingleKey and you get a decision-ready report — and if you decline, the required adverse-action notice is generated for you.
Is my data secure?
Bank-level TLS 1.3 in transit, encrypted at rest, role-based access control, optional MFA, daily backups to a separate cloud, and audit logs on every change. Hosted on Render with Cloudflare in front.
How does pricing scale as I add units?
Free covers up to 5 units. Starter ($59/mo) includes 60 units, then $2/unit. Professional ($149/mo) includes 100, then $1.50/unit. Business ($299/mo) includes 300, then $0.75/unit. No surprise add-ons — accounting, AI, Plaid, and tax tools are bundled in.
What payment methods can my tenants use?
ACH (free to tenant on Pro/Business), debit/credit card (small convenience fee), or one-time wire. Each payment posts a journal entry automatically and reconciles to your bank feed when the deposit lands.
Do I need bookkeeping experience?
No. On Professional and up, the AI document classifier and bank-feed auto-categorization handle 90%+ of the day-to-day; Starter gives you a real chart of accounts to book expenses against; the Free plan covers rent collection, portals, and maintenance. The drill-down GL is there when your CPA wants to verify a number, not because you have to use it.
What's included in the 30-day trial?
Everything. All features on the Business plan, full data, no credit card. At day 30, pick a plan or your account pauses — your data stays, no automatic charges.
Can owners and tenants log in too?
Yes — separate portals. Tenants pay rent and submit maintenance requests. Owners see real-time statements and end-of-year tax packets. Vendors accept work orders and submit invoices. Each role has its own permissions.
What happens to my data if I cancel?
Full export of your tenants, leases, transactions, and documents in CSV + JSON, on demand. We don't hostage-take.

See your portfolio on real books

Up to 5 units, free, no card. Want everything? Switch to the 30-day full-feature trial on the next screen.

Start free — no credit card