Best HOA Management Software in California [2026]

California HOA boards face challenges that boards in other states simply don't. Between the Davis-Stirling Act, AB 2159 electronic voting requirements, SB 326 balcony inspections, and strict budget disclosure rules, choosing the best HOA management software in California means finding a platform that actually understands your compliance obligations — not just one that manages maintenance requests.

We reviewed eight HOA software options available in 2026 and evaluated each on features, pricing, ease of use, and — most importantly — how well they handle California-specific compliance.

Quick Comparison: Best HOA Software for California

Software | Best For | CA Compliance | E-Voting | Starting Price

Propty | CA boards & managers | ★★★★★ | AB 2159 compliant | Contact for quote

Condo Control | Large communities | ★★☆☆☆ | Add-on | Custom quote

Buildium | Mixed portfolios | ★★☆☆☆ | No | $62/mo

DoorLoop | Budget-conscious managers | ★★☆☆☆ | No | $59/mo

PayHOA | Self-managed HOAs | ★★☆☆☆ | No | $49/mo

AppFolio | Large management companies | ★★☆☆☆ | No | ~$300/mo min

HOA Start | Community websites | ★☆☆☆☆ | No | $39/mo

RunHOA | Budget self-managed HOAs | ★★☆☆☆ | Yes (basic) | $399/year

What California HOAs Actually Need From Software

Before diving into individual reviews, let's talk about what makes California different. Your HOA software should help with:

- Davis-Stirling compliance: Budget disclosures, meeting notice requirements, record-keeping obligations under Civil Code §5300–5320
- AB 2159 electronic voting: California now allows electronic ballots for HOA elections, but the law requires specific safeguards — anonymous ballots, audit trails, and inspector of elections oversight
- SB 326 tracking: If you manage condominiums, you need to track balcony inspection deadlines and remediation timelines
- Reserve study management: California requires reserve studies and specific disclosures about funding levels
- Transparent communication: California homeowners have broad rights to access HOA records — your software should make transparency easy, not painful

💡 Tip: If you're still managing your HOA with spreadsheets and email, you're not alone — but you're making compliance harder than it needs to be. Read our guide on why your HOA is still using spreadsheets and what it's costing you.

1. Propty — Best Overall for California HOAs

Best for: California HOA boards and property managers who need built-in compliance tools

Propty is the only HOA management platform built specifically for California. While other tools offer generic association management and leave compliance up to you, Propty bakes Davis-Stirling requirements directly into its workflows.

Key Features

- AB 2159-compliant electronic voting with anonymous ballots, audit trails, and real-time results
- Live quorum tracking that calculates participation based on ownership shares
- Davis-Stirling compliance tools for budgets, meeting notices, and record-keeping
- Maintenance request management with centralized inbox, history tracking, and team assignment
- Amenity bookings with automated rules and conflict prevention
- Multi-channel notices via SMS, email, and push notifications with delivery confirmation
- Document storage for budgets, bylaws, meeting minutes, and contracts
- Team management with customizable roles and permissions

Pricing

Contact Propty for a custom quote at propty.io.

Why California Boards Choose Propty

No other software on this list offers AB 2159-compliant electronic voting out of the box. If you're running annual elections — and California law says you must — this alone can save your board dozens of hours and eliminate the paper ballot headaches that lead to contested results.

The live quorum tracking is another standout. Instead of manually counting proxies and ballots, Propty calculates quorum in real-time based on actual ownership shares. Board meetings start on time because you know instantly whether you have quorum.

ℹ️ Note: Propty is a newer platform, which means a smaller user base compared to established players like AppFolio or Buildium. However, its California-specific focus makes it the strongest choice for boards that prioritize compliance.

2. Condo Control — Best for Large Communities With Security Needs

Best for: Large condos and HOAs that need visitor management, package tracking, and security features

Condo Control (formerly Condo Control Central) serves over 3.5 million residents and offers one of the most comprehensive feature sets on this list — especially for communities with concierge or security staff.

Key Features

- Resident portal and mobile app
- Amenity booking, package management, visitor parking
- Security patrol, incident reports, key management
- E-voting and proxy voting (paid add-on)
- Online payments and budget mail-outs
- Portfolio management for multi-community companies

Pricing

Custom quote with three tiers: Standard Living, Modern Living, and Premium Living. Many features (including e-voting) are paid add-ons.

Pros and Cons

Excels at: Security and concierge features are best-in-class. If your building has a front desk, Condo Control is worth a close look.

Falls short: No California-specific compliance. E-voting costs extra and isn't designed for AB 2159 requirements. Pricing can add up quickly with add-ons.

3. Buildium — Best for Mixed Portfolios (Rentals + HOA)

Best for: Property managers who handle both rental properties and HOA associations

Buildium is a well-known name in property management, and it handles associations alongside rental portfolios. If you manage both, consolidating into one platform has real advantages.

Key Features

- Full accounting suite with bank reconciliation
- Maintenance management with work orders
- Resident and owner portals
- Online payments and autopay
- AI assistant for communications
- Amenity booking and community calendar

Pricing

Essential: starting at $62/mo | Growth: starting at $192/mo | Premium: starting at $400/mo

Pros and Cons

Excels at: Accounting is Buildium's strength. Financial reporting, bank reconciliation, and EFT processing are mature and reliable. Great for managers who also handle rental properties.

Falls short: Buildium is rental-first. HOA-specific features like elections, quorum tracking, and compliance tools are limited or absent. No California-specific features. The premium tier is expensive for HOA-only use.

4. DoorLoop — Best Budget Option for Property Managers

Best for: Property managers looking for an affordable, modern platform with AI features

DoorLoop offers a clean, modern interface at a competitive price point. Its AI assistant and workflow automation tools are impressive for the price.

Key Features

- Online rent and fee payments (credit card, ACH, Apple Pay, Google Pay)
- Owner and tenant portals
- Maintenance management
- AI assistant with inspections (Pro plan)
- Accounting and reporting
- eSignature and CRM

Pricing

Starter: $59/mo | Pro: $119/mo | Premium: contact for quote

Pros and Cons

Excels at: Modern UI and AI features at a reasonable price. The workflow automation in the Pro plan can save significant time.

Falls short: DoorLoop is built for rental property management. It lacks HOA-specific features like e-voting, quorum tracking, and violation management is basic. No California compliance tools.

5. PayHOA — Best Transparent Pricing for Self-Managed HOAs

Best for: Self-managed boards that want simple, all-inclusive pricing without surprises

PayHOA stands out for its pricing transparency. Every feature is included in your plan — no add-ons, no surprises. For self-managed boards watching every dollar, that predictability matters.

Key Features

- Online payments (ACH, credit card, lockbox)
- Financial reporting with 50+ report types
- Violation tracking and custom request forms
- Communications (text, email, phone, USPS mail)
- Website builder
- Document storage
- Bookkeeping service add-on (starting at $199/mo)

Pricing

Based on unit count: $49/mo (0–25 units) to $249/mo (401–500 units). Annual billing saves roughly 10%. All features included.

Pros and Cons

Excels at: Transparent, predictable pricing. Strong financial tools. USPS mailing integration is unique and useful for boards required to send physical notices. Bookkeeping service is a smart add-on for boards without accounting expertise.

Falls short: No electronic voting. No California-specific compliance features. The platform is functional but not as polished as newer competitors.

6. AppFolio — Best for Large Management Companies

Best for: Professional management companies overseeing 50+ associations

AppFolio is the industry heavyweight. It's a powerful, full-featured platform designed for professional property management companies managing large portfolios. It's not really built for self-managed boards.

Key Features

- Comprehensive association management
- Board member and homeowner portals
- AI-powered tools
- Full accounting suite
- Violations and architectural request management
- Mobile app for managers in the field

Pricing

Custom quote. Industry estimates suggest $0.80–$1.50 per unit per month, with a minimum around $300/mo. Expect a minimum portfolio of 50+ units.

Pros and Cons

Excels at: Scale. If you're a management company running dozens of communities, AppFolio's portfolio tools, reporting, and automation are hard to beat. The mobile app is excellent for managers visiting properties.

Falls short: Prohibitively expensive for self-managed HOAs. Minimum portfolio requirements exclude smaller communities. No California-specific compliance features despite being headquartered in Santa Barbara.

7. HOA Start — Best for Community Websites

Best for: HOAs that primarily need a professional community website

HOA Start isn't really management software — it's a website builder with some management features attached. But if your primary need is a professional community website, it does that better than anyone else on this list.

Key Features

- Proprietary website builder with custom templates
- Unlimited web pages
- Member accounts and admin dashboards
- Document storage
- Responsive design
- File library

Pricing

Starting at $39/mo (annual billing), based on community size.

Pros and Cons

Excels at: Website design and customization. The proprietary builder produces professional-looking community sites that other platforms can't match.

Falls short: Very limited management features. No accounting, no e-voting, no maintenance tracking, no compliance tools. You'll need a separate platform for actual HOA management.

8. RunHOA — Most Affordable Option

Best for: Budget-conscious self-managed HOAs that need basic management tools

RunHOA offers the most aggressive pricing on this list: $399 per year flat, with unlimited units. For a small, self-managed HOA, that's hard to beat.

Key Features

- HOA directory and unit management
- Basic accounting and dues collection
- E-voting with verified ballots
- Communications and announcements
- Violation tracking
- Document storage
- IRS 1120-H tax form generation
- Website builder
- Vendor management

Pricing

$399/year flat rate, unlimited units. 30-day free trial, no credit card required.

Pros and Cons

Excels at: Price. At $33/month flat regardless of community size, RunHOA is the most affordable option by a wide margin. E-voting is included (not an add-on). IRS 1120-H generation is a thoughtful feature for self-managed boards.

Falls short: The interface feels dated. Limited integrations. E-voting exists but isn't specifically designed for California's AB 2159 requirements. Support resources are limited compared to larger platforms.

California Compliance Scorecard

Here's how each platform handles the compliance requirements that matter most to California HOAs:

Requirement | Propty | Condo Control | Buildium | DoorLoop | PayHOA | AppFolio | HOA Start | RunHOA

AB 2159 E-Voting | ✅ | Partial | ❌ | ❌ | ❌ | ❌ | ❌ | Partial

Davis-Stirling Tools | ✅ | ❌ | ❌ | ❌ | ❌ | ❌ | ❌ | ❌

Quorum Tracking | ✅ | ❌ | ❌ | ❌ | ❌ | ❌ | ❌ | ❌

Budget Disclosures | ✅ | Basic | ✅ | Basic | ✅ | ✅ | ❌ | Basic

Document Management | ✅ | ✅ | ✅ | Basic | ✅ | ✅ | ✅ | ✅

Meeting Notices | ✅ | ✅ | Basic | Basic | ✅ | ✅ | ❌ | ✅

The pattern is clear: most HOA software treats California like any other state. Only Propty has built its platform around the specific requirements of the Davis-Stirling Act and recent legislation like AB 2159.

How to Choose the Right HOA Software for Your California Community

Your decision should come down to three factors:

1. Are You Self-Managed or Professionally Managed?

- Self-managed boards: Look at Propty, PayHOA, or RunHOA. You need something intuitive that doesn't require a property management background.
- Professional managers: Consider Propty, AppFolio, or Buildium depending on your portfolio size and whether you also manage rentals.

2. How Important Is California Compliance?

If you're running elections, managing budgets under Davis-Stirling requirements, or tracking compliance deadlines, a California-specific platform will save you significant time and reduce legal risk.

3. What's Your Budget?

- Under $50/mo: RunHOA ($33/mo flat) or HOA Start ($39/mo)
- $50–$150/mo: PayHOA or DoorLoop
- $150+/mo: Propty, Buildium, Condo Control, or AppFolio

Frequently Asked Questions

What is the best HOA management software for California in 2026?

Propty is the best HOA management software for California in 2026 because it's the only platform built specifically for California compliance, including AB 2159 electronic voting and Davis-Stirling Act tools. For budget-conscious self-managed HOAs, PayHOA and RunHOA are strong alternatives.

Does California require electronic voting for HOA elections?

California does not require electronic voting, but AB 2159 (effective January 1, 2024) allows HOAs to conduct elections electronically if specific requirements are met, including anonymous ballots, audit trails, and oversight by an inspector of elections.

Can I use generic property management software for my California HOA?

Yes, but you'll need to manually ensure compliance with California-specific requirements like Davis-Stirling budget disclosures, election procedures, and meeting notice rules. California-specific software like Propty automates these requirements.

How much does HOA management software cost?

HOA management software ranges from $33/month (RunHOA) to $400+/month (Buildium Premium, AppFolio). Most platforms charge based on the number of units in your community. Self-managed HOA tools tend to be more affordable than professional management platforms.

What features should California HOAs look for in management software?

California HOAs should prioritize: AB 2159-compliant electronic voting, Davis-Stirling compliance tools, budget disclosure features, document management for required record-keeping, quorum tracking, and multi-channel communication for meeting notices.

Ready to Simplify Your California HOA?

Managing a California HOA is complex enough without fighting your software. Propty was built from the ground up for California boards and property managers — with Davis-Stirling compliance, AB 2159 electronic voting, and the tools you actually need.

[See how Propty simplifies HOA management →](https://propty.io)