Property management software. Custom PMS for operators who've outgrown the box
Custom property management systems for multi-family, BTR, coliving, vacation rental, mixed-use, and student housing operators. When Yardi, AppFolio, Buildium, RealPage force operating-model compromises, we build the system that fits how you actually run.
Trusted by 50+ operators, PropTech companies & digital-first brands
Harrington Housing
Hive Coliv
Edge Living
CDA Coliving
Fllat
Volley
TheVibes
CasaPay
JumboTiger
Everything Coliving
Bookmycoliving
Bhutani
Gulshan- Harrington Housing
- Hive Coliv
- Edge Living
- CDA Coliving
- Fllat
- Volley
- TheVibes
- CasaPay
- JumboTiger
- Everything Coliving
- Bookmycoliving
- Bhutani
- Gulshan
CRC
M3M
Godrej
Omaxe
Sikka
Lodha
Mahagun
Prestige
Sawasdee- CRC
- M3M
- Godrej
- Omaxe
- Sikka
- Lodha
- Mahagun
- Prestige
- Sawasdee
Built for these operators
Coliving operators
Room-share, shared-amenity, and long-stay pricing logic.
BTR portfolios
Availability + waitlist + future-inventory views.
Vacation rental operators
Calendar-driven dynamic pricing.
Mixed-use operators
Combining residential, retail, office in one stack.
Student housing operators
Academic-year and roommate-matching logic.
Multi-family operators
500+ units who've maxed out off-the-shelf.
Everything you need, in one engagement
Inventory & unit management
Real-time availability, blocking, hold logic.
Lease & booking lifecycle
Application → screening → signing → move-in → renewal.
Rent collection & payments
Recurring, partial, late fees, deposit handling.
Maintenance management
Request, triage, vendor dispatch, photo/video evidence.
Tenant portal
Rent, maintenance, documents, community feed.
Owner / investor reporting
Automated statements, IRR / cap rate / NOI dashboards.
Accounting integration
QuickBooks, Xero, Tally, NetSuite, custom exports.
Document management
Leases, IDs, screening reports, communications.
Reporting & analytics
Occupancy, revenue, maintenance, lifecycle dashboards.
Multi-property + multi-region
Currency, tax, locale handled correctly.
A predictable, weekly cadence
- Step 01
Operations shadowing (Weeks 1–2)
We sit with your team, watch the actual workflow.
- Step 02
Build/buy matrix (Week 3)
Honest assessment of off-the-shelf options.
- Step 03
Architecture (Weeks 4–5)
Data model, integration map, migration plan.
- Step 04
Phased build (Weeks 6–24)
Phase 1 (core inventory + lease) → phase 2 (maintenance + portal) → phase 3 (reporting + accounting).
- Step 05
Migration (Weeks 24–28)
From existing PMS or spreadsheets, parallel run.
- Step 06
Launch & adoption (Weeks 28–32)
Phased rollout, training, friction-point fixes.
- Step 07
Operate (ongoing)
Retainer for features, integrations, scaling.
Opinionated for real estate
Stack
- Node.js / Python
- Postgres
- Redis
- Next.js
- React Native (mobile)
- Stripe / Razorpay
- DocuSign
- QuickBooks API
- WhatsApp Business API
- AWS
- SOC2-aware logging
- GDPR/RERA tooling
Real engagements, real outcomes
Coliving operator (UK + UAE)
Custom PMS replacing Hostaway + 3 spreadsheets across 240 rooms.
BTR developer
PMS with availability + waitlist for 800-unit portfolio.
Mixed-use operator
Combined residential + retail PMS with single tenant ledger.
What clients walk away with
6 hrs/wk
saved per property manager post-launch
4 → 1
vendor consolidation typical (PMS + payments + maintenance + reporting in one)
75%
average task-completion speedup
0
data-loss migrations across 24 PMS engagements
Pick the tier that fits
PMS Core
16–20 weeks
- Inventory + lease + payments
- Phase-1 scope only
- Migration playbook
- Most popular
PMS Full
22–28 weeks
- Adds maintenance + portal + reporting
- Multi-property
- Accounting integration
PMS Platform
28+ weeks
- Multi-region, multi-property-type
- Deep integrations
- End-to-end ownership
Side-by-side, with the alternatives
| Capability | Noseberry | Yardi / AppFolio / RealPage | Generic dev shop | In-house |
|---|---|---|---|---|
| Property-type fit | Custom-fit | Multi-family-biased | Generic | |
| Code ownership | 100% | Rented | Varies | |
| Per-unit fees | None | $0.50–$2/unit/mo | None | None |
| Cost units | Predictable one-time | $6K–$24K/yr ongoing | Predictable | Salary cost |
| Cost units | Predictable | $60K–$240K/yr ongoing | Predictable | Salary cost |
| Time to launch | 16–28 weeks | Days–weeks (limited fit) | 20–32 weeks | 28+ weeks |
Property-type fit
- Noseberry
- Custom-fit
- Yardi / AppFolio / RealPage
- Multi-family-biased
- Generic dev shop
- Generic
- In-house
Code ownership
- Noseberry
- 100%
- Yardi / AppFolio / RealPage
- Rented
- Generic dev shop
- Varies
- In-house
Per-unit fees
- Noseberry
- None
- Yardi / AppFolio / RealPage
- $0.50–$2/unit/mo
- Generic dev shop
- None
- In-house
- None
Cost units
- Noseberry
- Predictable one-time
- Yardi / AppFolio / RealPage
- $6K–$24K/yr ongoing
- Generic dev shop
- Predictable
- In-house
- Salary cost
Cost units
- Noseberry
- Predictable
- Yardi / AppFolio / RealPage
- $60K–$240K/yr ongoing
- Generic dev shop
- Predictable
- In-house
- Salary cost
Time to launch
- Noseberry
- 16–28 weeks
- Yardi / AppFolio / RealPage
- Days–weeks (limited fit)
- Generic dev shop
- 20–32 weeks
- In-house
- 28+ weeks
Frequently asked questions
Yardi/AppFolio fits 70%, custom for 30%. What do we do?
Often the right answer is: keep Yardi for accounting, custom-build the 30% that's broken. We've shipped this hybrid pattern many times.
Migration from current PMS?
ETL pipelines, parallel-run, reconciliation reports. Migrated from Yardi, AppFolio, RealPage, Buildium, Hostaway, Cloudbeds, custom legacy.
What about accounting?
Native QuickBooks/Xero/Tally sync, or full custom GL. We discuss in discovery. Most operators keep their accounting tool and sync.
Tenant app companion?
Optional. Same backend, native iOS + Android via /tenant-experience-app-development.
Multi-region. Currency/tax?
Yes. Multi-currency invoicing, region-specific tax (VAT, GST, sales tax), locale-aware dates/numbers.
Per-unit pricing forever?
No. Flat one-time build cost + optional retainer. No per-unit fees, ever.
Related reading
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