Overview

Domatia is an all-in-one property management platform for landlords who want leasing, rent collection, listings and expense organization in the same system. It is best suited to owners and managers who need those workflows together; unit caps and new, still-debugging mobile apps are the main reasons to check fit before committing.

Its breadth is more compelling than a listing-only or payment-only tool, particularly for portfolios that fit a defined plan. It is less attractive to buyers who need more than 150 units on a published tier or depend on reliable mobile apps.

Key features

Listings and leases

Domatia distributes vacant-unit listings to Zillow, Apartments.com and other portals through a MITS ILS XML feed, alongside a rental website and inquiry management. This gives owners a route from vacancy marketing into the rest of their rental workflow. AI-assisted lease drafting is state-aware, and e-signatures plus an audit trail keep signed documents in the platform.

Rent and accounting

Rent collection accepts ACH and cards, with 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 to tenants, so the choice affects both their costs and tenant expectations. The tenant portal is free.

Expense tracking organizes costs by IRS Schedule E category and provides QuickBooks-mappable exports. That is useful for keeping property records organized, but it is not tax advice. Domatia also offers CSV or full-ZIP exports of payments, leases and tenant records, which gives users a practical way to take core records with them.

API and AI

The read-only public REST API can connect through Zapier, Make or HTTP clients. Its per-landlord scope and hashed keys are sensible access boundaries, while the 60-requests-per-minute-per-key ceiling is a consideration for integrations that need frequent polling or heavier traffic.

Domatia says its AI assistant has read-only access to the portfolio and that customer data is neither sold nor used for training. That may reassure teams concerned about data use, though the assistant's read-only scope also limits it to consultation rather than changing records.

Pricing

All three published paid plans are billed annually, so the monthly figures do not describe a month-to-month commitment. Essential costs 29.00 USD per month for up to 15 units. It is the entry point for small landlords who need the core platform, but its low unit ceiling makes it a poor fit for a growing portfolio unless moving plans is acceptable.

Pro is 69.00 USD per month, billed annually, and supports up to 50 units. It suits mid-sized portfolios that have outgrown Essential without needing the 150-unit allowance of Portfolio, priced at 119.00 USD per month, billed annually. Portfolio is the clearest published option for larger operators; Enterprise has unlimited units with custom pricing.

A free plan is available, but its unit allowance and terms are not established here, so buyers should confirm that it fits their portfolio before relying on it. The tenant portal is free. Compare the annual commitment and unit cap against the cost of processing fees, which landlords may pass on or absorb.

Platforms

Domatia supports web, iOS, Android and an API. The mobile apps are described as brand new and still being debugged, making the web platform the safer choice for teams that need a dependable day-to-day workflow today. Mobile app feedback is directed to support@thedomatia.com.

Who it's for

Independent owners, property managers, apartment complexes, HOAs and commercial landlords are all within Domatia's stated audience. It is the strongest fit for operators who want listing syndication, leases, payments and expense records under one roof, and whose unit count matches a plan. Smaller landlords focused only on free listing or basic rent collection may find a narrower alternative more appropriate.

Pros and cons

Pros: Listings, lease records, rent collection and expense organization share one platform, reducing the need to coordinate separate tools for those workflows.
Pros: CSV or full-ZIP exports cover payments, leases and tenant records, giving users a clear path to retain or move core data.
Pros: The API supports common automation routes and uses per-landlord scope with hashed keys, useful for controlled integrations.
Cons: Essential, Pro and Portfolio cap at 15, 50 and 150 units respectively, so larger portfolios must move to custom-priced Enterprise.
Cons: Annual billing applies to the published paid plans, limiting flexibility for customers who want a short-term monthly subscription.
Cons: The mobile apps are still being debugged, which makes them a risk for mobile-first teams.
Cons: The API is read-only and capped at 60 requests per minute per key, constraining integrations that need to update records or make frequent calls.

Alternatives

For an owner with just one or two units who wants free leasing, showings, applications, ACH collection and maintenance-request intake, Revun has a more focused free starting point. You Got Listings is the better fit when the need is free listing entry rather than a broader management system: it allows unlimited listing entry, with one state per account and optional paid services.

MagicDoor is another property-management option to compare. Hemlane may suit buyers seeking a free-forever Starter plan for rental advertising, applicant and tenant screening, and rental accounting. Rentberry is another freemium alternative.

TurboTenant offers free listing and marketing, applicant screening and online rent collection, making it worth considering when those functions are the priority. For screening specifically, Avail Tenant Screening has a free Unlimited plan, with tenant-paid screening fees varying by location and report. Reallyo offers a free plan with one active listing and an AI marketing suite for video, website, social and email, a more targeted option for a single listing's promotion.

Compare broader choices in Rental Property Listing Software and Property Management Software.

Verdict

Choose Domatia if you want vacancy distribution, leases, payments and expense organization in one system and your portfolio fits its unit tiers. Its strongest advantage is that connected coverage, backed by exports and a usable integration API. Look elsewhere if you need a dependable mobile app now, more API capacity, or a flexible published plan above 150 units.

	Domatia	ImmoSpice
Free plan	No	No
Free trial	No	No
Paid from	$29/mo	—
Open source	No	No
Platforms	Android, api, iOS, Web	—
Free plan	No	No
Paid from	$29/mo	—
Tenant portal	—	Yes
Maintenance management	—	Yes
Property accounting	—	Yes
Included units	—	200 units
Lease management	—	Yes

Domatia vs ImmoSpice

Domatia

ImmoSpice