Best HOA Software for Florida LCAMs — 2026 Comparison

GatePost vs AppFolio, Buildium, TOPS & More

The only HOA platform built for Florida LCAMs. AI Q&A on FL 718, 720, and SIRS. Flat pricing. No per-unit fees. See how every alternative falls short for Florida community associations.

Start Free — Solo CAM $29/mo Start Free — AMS $249/mo

AI That Knows Florida Law

Every competitor offers generic AI. GatePost's AI is trained on FS 718, FS 720, SIRS, FAC, DBPR, FHA, and ADA — and cites the exact provision in every answer.

Flat Pricing, No Surprises

AppFolio starts at $298/mo. Condo Control charges per unit. GatePost is $29/mo for CAMs, $249/mo per community — that's it. No per-unit fees, no minimums.

Florida-Built, Not Florida-Skinned

Others added Florida fields to generic software. GatePost was built from the ground up for Florida's regulatory environment — SIRS compliance, CAM CE tracking, FL fining workflows.

Feature-by-Feature

The Full Comparison

Every row is a real feature. Green means it works. Red means it doesn't.

Feature
GatePost
from $29/mo
Best for Florida
Condo Control
from $49/mo
AppFolio
$298/mo min
Buildium
from $62/mo
TownSq
Quote only
TOPS One
Quote only
Florida Compliance
Florida Statute AI Q&A Instant cited answers from FL 718, 720, SIRS, FAC, DBPR
SIRS Compliance Automation Structural Integrity Reserve Study workflows
CAM CE Credit Tracking DBPR-required continuing education
FL Fining Workflow (Chap. 718/720) Legally-correct notice, hearing, and fine process
Compliance Calendar FL-specific deadlines, filings, renewal dates
Community Management
Owner Portal (self-service)
Assessment & Payment Collection
Violation Tracker & Management
Document Vault / Storage
Board Packages & Meeting Prep
Estoppel Generator
Election Wizard
Financial Tools
Budget Tool
QuickBooks Integration
Delinquency Management Track, report, and action overdue accounts
Pricing & Value
Starting Price Lowest public entry point $29/mo $49/mo+ $298/mo min $62/mo Quote only Quote only
Pricing Model How costs scale Flat rate Per-unit Per-unit + min Tiered Opaque/quote Per-unit
Free Trial 14 days Yes
Yes 30 days No
No Credit Card to Start
Full support
Partial / limited
Not available
Head-to-Head

Why GatePost wins each matchup

The headline difference in every comparison isn't feature count. It's whether the software actually knows Florida law.

GatePost vs Condo Control

Similar price. Completely different value.

  • Condo Control starts at $49/mo and scales up by unit count. A 200-unit community pays significantly more. GatePost AMS is $249/mo flat — no per-unit math.
  • Condo Control has no Florida-specific AI. Questions about FS 718.111 or SIRS deadlines require a call to your attorney. GatePost answers in seconds with source citations.
  • Condo Control has no estoppel generator, no CAM CE tracker, and no SIRS compliance automation — critical tools for Florida community managers.
"Condo Control is solid generic software. GatePost is built for Florida."
GatePost vs AppFolio

$298/mo minimum vs $29/mo. No contest.

  • AppFolio requires a $298/mo minimum regardless of how many communities you manage. That's 10× GatePost's Solo CAM price before you've used a single feature.
  • AppFolio was designed for residential property managers — HOA tools are secondary. GatePost was built exclusively for HOA/condo community association management.
  • No Florida-specific AI, no SIRS compliance, no CAM CE tracking. AppFolio treats FL associations like any other property portfolio.
"AppFolio is powerful for large residential portfolios. It's overkill and overpriced for Florida CAMs and HOA boards."
GatePost vs Buildium

Good HOA software. Not Florida HOA software.

  • Buildium's Essential plan starts at $62/mo and adds per-transaction fees on top. GatePost's Solo CAM tier covers individual CAMs at $29/mo — half the price.
  • Buildium has general HOA workflow tools but no Florida statute search, no SIRS automation, and no CAM CE tracker. It doesn't know what Chapter 720 says.
  • Buildium's strength is residential property management. For Florida community association managers, GatePost closes the gap in compliance and statute knowledge.
"Buildium works fine if you manage rentals. For Florida HOA compliance, GatePost is the purpose-built option."
GatePost vs TownSq

Transparent pricing vs "call us for a quote."

  • TownSq doesn't publish pricing publicly — you need a demo and a quote to know what you'll pay. GatePost pricing is $29/mo and $249/mo, right on the website.
  • TownSq focuses on resident communication and amenity booking. The HOA management depth — statute search, fining workflows, SIRS compliance — isn't there.
  • TownSq's AI is resident self-service oriented (answering "what time does the pool close?"). GatePost's AI is legal knowledge — statute citations for compliance decisions.
"TownSq is the best HOA communication app. GatePost is the best HOA compliance and management platform."
GatePost vs TOPS One

Legacy accounting platform vs Florida-native cloud AMS.

  • TOPS One was built as a desktop accounting system with a web interface added later. GatePost was built cloud-native from day one — no legacy architecture, no per-module pricing, no demo-only access.
  • TOPS One handles association accounting and basic work orders well. What it lacks entirely: AI Q&A for Florida statutes, SIRS compliance automation, CAM CE tracking, and modern owner-facing mobile experience.
  • TOPS One pricing is quote-based and scales by unit count — a 200-unit community typically pays $300–$600+/mo. GatePost AMS is $249/mo flat regardless of unit count.
"TOPS One is established accounting software retrofitted for HOA management. GatePost is HOA management built for Florida from the ground up."
Pricing

What you actually pay

Per-unit pricing sounds cheap until you do the math. GatePost is flat-rate — no surprises.

Best Value
GatePost
$29
/mo per CAM
$249/mo per community
Flat rate. All features included.
14-day free trial, no card required.
Condo Control
$49+
/mo starting
scales with unit count
Basic package. Enterprise pricing requires a custom quote. No Florida-specific features.
AppFolio
$298
/mo minimum
$0.80/unit/mo for HOAs
Hard monthly minimum. Steep for small communities. No free trial. Residential-first product.
Buildium
$62
/mo Essential plan
+ transaction fees
Add per-transaction bank and payment fees. No Florida-specific compliance tools.
TownSq
???
/mo — quote only
no public pricing
Range reported: $20–$600+/mo depending on features. Requires a sales call to find out.
TOPS One
???
/mo — quote only
per-unit pricing
Typical range: $300–$600+/mo for a 200-unit community. Per-unit model adds up fast. No public pricing.

Ready to switch to the Florida-built option?

14-day free trial. No credit card. Start using the AI Q&A in minutes — no onboarding call required.

Solo CAM — $29/mo Association AMS — $249/mo