Domatia

Overview

Domatia is a landlord platform for coordinating vacancies, leases, rent, and property expenses. It is best suited to owners and managers who want those workflows under one roof and can choose a plan that fits their unit count. Its main trade-off is a ceiling of 150 units on the priced plans, with larger portfolios moved to custom pricing.

Key features

Listings and leasing

Domatia sends vacant-unit listings to Zillow, Apartments.com, and other portals through a MITS ILS XML feed. A rental website and inquiry management round out the listing tools, making the package useful for landlords handling vacancies as well as ongoing administration. Lease drafting uses AI to prepare state-aware leases; e-signature and an audit trail for signed documents help keep paperwork in one place.

Rent and expense tracking

Rent collection supports ACH, cards, autopay, and automatic late fees. Payments go through Stripe, and Domatia says it takes no platform cut. The free tenant portal gives tenants a payment route, while landlords can choose whether to absorb processing fees or pass them through. That flexibility is useful, but the fee choice affects what tenants pay.

Expense tracking organizes costs under IRS Schedule E categories and provides exports mappable to QuickBooks. It can help keep property records organized, but Domatia says it is not tax advice. Users can export payments, leases, and tenant records at any time as CSV or a full ZIP, a practical safeguard for owners who want their records outside the platform.

API and data

The read-only public REST API can connect through Zapier, Make, or HTTP clients. It is scoped to each landlord, uses hashed API keys, and allows up to 60 requests per minute per key. Domatia also says its AI assistant has read-only portfolio access and that customer data is neither sold nor used for training.

Mobile apps

Domatia offers Android and iOS apps, but labels them brand new and still being debugged. That caveat makes the web dashboard a safer primary workflow for users who depend on reliability; mobile-first landlords should be cautious.

Pricing

The priced plans are billed annually, with unit limits that make portfolio size the deciding factor. Essential costs 29.00 USD per month and covers up to 15 units, a fit for smaller landlords who want the core platform without paying for unused capacity. Pro costs 69.00 USD per month for up to 50 units, while Portfolio costs 119.00 USD per month for up to 150 units. Those higher tiers buy room to manage more units, but the stated limits mean a growing landlord may need to move plans as the portfolio expands. Enterprise has unlimited units at custom pricing.

Domatia also offers a free plan, but no unit cap or feature set is stated for it, so it is not possible to judge whether it can replace a paid tier. The tenant portal is free; processing fees may still apply, and landlords choose whether to absorb or pass those fees through.

Platforms

Domatia is available on web, Android, and iOS, and provides an API for integrations. The API's read-only access is useful for connecting workflows, but not for making changes to Domatia records through that interface.

Who it's for

The product is aimed at independent owners, property managers, apartment complexes, HOAs, and commercial landlords. It is a stronger fit for people who need leasing, payments, listings, and expense organization together than for someone looking only to advertise a rental or screen applicants. The annual billing and unit caps favor buyers with a reasonably predictable portfolio size.

Pros and cons

• Pros: Listing syndication, lease tools, rent collection, and expense organization share one platform, reducing the need to assemble those workflows separately.
• Pros: Stripe payments have no Domatia platform cut, and landlords can decide who bears processing fees.
• Pros: CSV and full ZIP export for payments, leases, and tenant records gives users a way to take their records with them.
• Cons: Paid plans cap out at 150 units; larger portfolios must use custom-priced Enterprise.
• Cons: Mobile apps are described as new and still being debugged, which is a concern for users who rely on mobile for day-to-day management.
• Cons: Expense categorization is an organizer rather than tax advice, so it does not replace tax guidance.

Alternatives

For a broader look at listing-focused products, see Rental Property Listing Software; for platforms centered on landlord operations, compare the Property Management Software category.

Choose Rentberry if its free tenant plan, with rent negotiation, maintenance requests, property tour requests, and e-signature, is a closer match than Domatia's landlord dashboard. Hemlane may suit someone seeking a free-forever starter option for rental advertising, screening, and rental accounting. Reallyo is worth considering when a free plan for one active listing and an AI marketing suite matter more than Domatia's combined management tools.

Rental Beast offers a free Apply Now plan, with renter application fees varying by market, so it may fit users focused on applications. RentSpree is an alternative for landlords prioritizing rent collection; its Landlord PRO plan is 6.99 USD per month billed annually, or $8.99 per month, and includes waived ACH fees. Revun has a free self-managing-owner plan for 1–2 units that includes leasing, showings, applications, ACH collection, and maintenance requests, making it a better scale match for a very small portfolio.

TurboTenant offers a free plan for listing, applicant screening, and online rent collection, making it relevant for landlords who want those specific basics. Zillow Rental Manager Tenant Screening is a focused alternative when screening is the need: landlord screening is free, with the renter paying an application fee.

Verdict

Domatia is a sensible choice for landlords who want vacancies, lease records, rent collection, and expense organization in one system, especially when their unit count fits a priced tier and they value data export. Look elsewhere if you need a polished mobile workflow, tax advice, or a plan that comfortably exceeds 150 units without custom pricing.