7 Best Condo Software and Apps in Mexico [2026]

Before diving into the comparison, it is worth understanding why specialized software has become the baseline tool for running a vertical condominium, a coto, a privada or a fraccionamiento in Mexico.

The challenges of manual management:

• Delinquency: without automatic reminders or easy payment options, fee collection comes down to chasing neighbors one by one.
• Lack of transparency: spreadsheets and paper statements generate distrust. With no real-time access to information, every meeting starts by arguing about figures instead of decisions.
• Security with no traceability: paper logbooks at the gatehouse are easy to alter and make it impossible to reconstruct who entered, when, and authorized by whom.
• Fragmented communication: relying on WhatsApp groups for official notices scatters information and leaves no record of who was actually notified.
• Time spent on repetitive work: issuing receipts, keying in payments and answering the same questions eats the hours operations should get.

What good software should solve:

• Financial management and fee collection
• Access control and security
• Resident communication
• Amenity booking
• Package tracking
• Reports and transparency
• Mobile app for residents and administrators

With these criteria in mind, here are the seven platforms.

Koti is a Mexican platform that combines administration, security and communication in a single ecosystem. It is our product: we describe it here by the same standard as the others, separating what is already in operation from what is still in development.

Key features:

• QR access control: QR codes for visitors, vendors and residents, with a dedicated gatehouse app and real-time scanning.
• Financial management: fees, late charges, real-time account statements, delinquency control, separate maintenance and reserve funds, and financial reports. Collection runs on SPEI transfers to the community's own CLABE with resident-uploaded proof of payment; card and SPEI payment inside the app is in development.
• CFDI 4.0 invoicing: automatic issuing and stamping when a payment is recorded, delivered to the resident. It is an optional platform add-on.
• Unit and resident management: digital directory, owners and tenants, per-unit history and community documents.
• Amenity booking with configurable rules, capacity limits and a calendar.
• Package tracking with automatic resident notification and a delivery record.
• AI expense capture: upload the bank statement or the invoice, the AI extracts and classifies the expenses and recognizes your vendors; you review and edit before recording them.
• Kornelio, the AI assistant: answers questions from administrators and residents by querying the community's real data — who is behind on fees, which packages are pending, what bookings exist — and escalates to a human on the support team when that is not enough.

What is not ready yet:

• Card and SPEI payment inside the resident app is in preparation; today payments are recorded by reference and bank reconciliation.
• The common-asset inventory and the supplier compliance file are in development.
• Koti is a newer platform than several of the options on this list.

Pricing:

Koti charges $19 MXN + VAT per unit per month, with no tiers and no volume discounts: the per-unit price is the same for a 40-home community and a 400-home one. Communities under 40 units pay a minimum monthly fee of $760 MXN + VAT, and annual billing means you pay 10 months and use 12. The free trial runs 14 days and asks for no credit card. Full details on the pricing page.

Ideal for: communities that want digital access control and financial administration on one platform, and for anyone who prefers to know the per-unit price before talking to a salesperson. For one-to-one comparisons, visit our comparison page.

ComunidadFeliz operates in Mexico through Comunidad Feliz Servicios TI, S. de R.L. de C.V., registered at Isaac Newton 82, Polanco, Miguel Hidalgo, Mexico City, with a support and billing line at +52 55 8525 0811. Its Mexican contract is governed by Mexican law with jurisdiction in Mexico City courts, and payment is made to a Banregio account (comunidadfeliz.mx/condiciones-legal). The parent company is Chilean, Comunidad Feliz SpA.

What it advertises on its own site:

• Financial reports for collections, income, expenses, bank and cash accounts, budget, delinquency and debts; an expense module, a maintenance-fee module and Excel export (comunidadfeliz.mx/funcionalidades-administradores).
• CFDI 4.0 stamping through authorized PAC Finkok, without contracting a separate PAC, plus STP/SPEI collection rails.
• Access control with cards, facial recognition, QR codes, vehicle tags and remote opening: "Puedes usar tarjetas, reconocimiento facial o códigos QR para permitir la entrada solo a quienes deben" (comunidadfeliz.mx/control-de-acceso).
• A concierge app for the gatehouse, published separately from the resident app (Google Play, com.comunidadfeliz.concierge).
• Resident announcements, common-area management and a resident mobile app.

Pricing: ComunidadFeliz does not publish pricing. Its sign-up page shows no amount at all: it is a unit-count calculator stating that "El precio depende del número de unidades privativas (departamentos o casas) de tu condominio o fraccionamiento", routing to a quote. Its Mexican terms add that "El precio se determinará con base en la cantidad de departamentos, casas, o unidades que el Cliente administre", plus VAT, adjusted annually for inflation. To learn the cost you have to request a quote (comunidadfeliz.mx/contratar, checked 21 August 2026).

Ideal for: managers who want CFDI invoicing and access control on one platform and do not mind requesting a quote to find out the price.

Residentia is a Mexican platform. Its calculator quotes the "Importe mensual para su condominio en México" in pesos, with a secondary US-dollar figure for outside Mexico, and both of its apps ship under Mexican package identifiers: mx.residentia.v2 for residents and mx.com.residentia.vigilancia for security staff.

What it advertises on its own site:

• A licence that "incluye todas las funciones de Residentia" (residentia.net/precios): no modules are sold separately.
• A guard app, Vigilancia Residentia, published on Google Play as a standalone app: QR access control, real-time visitor registration with photo and licence plate, end-to-end encryption and remote deactivation if the device is stolen.
• Per-visit QR codes for scheduled visits, guard-side validation, entry and exit logs for visitors and residents, per-resident authorization rules, and a hardware QR reader that drives electric locks, vehicle barriers and gates, with automatic tag activation and deactivation based on the delinquency rules you configure.
• Income and expense records, maintenance-payment tracking and a system for sending and receiving proof of payment.
• A 15-day free trial with no card: "¡Adelante, los primeros 15 días son GRATIS! No se requiere tarjeta".

We found no mention of invoicing or CFDI anywhere on their site (home page, blog and partners page, checked 21 August 2026). That means they do not advertise it, not that they lack it.

Pricing: Residentia does publish pricing, through a public calculator, and charges one monthly licence per condominium banded by number of homes — not a per-unit rate. Figures its own calculator returns: 30 homes, $462.84 MXN/month; 80 homes, $1,158.84; 150 homes, $1,390.84; 500 homes, $2,956.84. The page states "Precios netos. IVA incluido" and "Al pagar un año completo se realiza un descuento del 10%" (residentia.net/precios, checked 21 August 2026).

Ideal for: communities that want QR access control with a guard app included in the same licence and prefer a flat monthly fee per community.

Neivor is a Colombian-origin platform that operates in Mexico. It publishes a head office at Av. Paseo de la Reforma 509, floor 16, Cuauhtémoc, 06500 Mexico City, and a product built on CFDI invoicing, SPEI collection with a dedicated CLABE, and integrations with the SAT, Banorte and GNP.

What it advertises on its own site:

• CFDI invoicing as a module with its own page: CFDIs are issued automatically when a payment is received, and tax stamps are included in the price (neivor.com/facturacion-cfdi-rentas-condominios).
• Access control with QR codes: "Refuerza la seguridad en tu edificio con códigos QR para gestionar entradas", with guest access for one or several days and codes usable once or many times, plus biometric and vehicle registration with real-time alerts (neivor.com/condominios-control-de-accesos).
• Package tracking as a module with its own page, including arrival notifications to residents (neivor.com/condominios-paqueteria).
• Collection via SPEI and a dedicated CLABE, cards, Apple Pay and Google Pay, direct debit, automatic reconciliation and real-time income and expense reports.
• Community announcements and surveys, and common-area management.

Pricing: Neivor does not publish pricing, and says so explicitly. Asked "¿Cuánto cuesta el software de administración de condominios?", they answer: "No hay un precio único — el costo depende de variables como el número de unidades, el portafolio completo del cliente y la forma de pago... Solicita una asesoría y te damos tu precio en función de tu condominio". The URL neivor.com/precios returns a 404 and their sitemap contains no pricing page (checked 21 August 2026). They do publish what that single price includes: licensing, tax stamps, transaction costs and Neivor Intelligence credits.

Watch out for a common mix-up: Neivor's blog carries figures of $100 to $500 MXN per apartment per month. Those are what a human condo management company charges in Mexico, not the price of their software.

Ideal for: communities that prioritize integrated collection and invoicing and want community participation tools such as surveys.

CondomiSOFT is a Mexican online product that has been on the market for several years. It publishes an address at Homero 229 MS-4, Col. Polanco, C.P. 11560, Mexico City, and a phone number, +52 55 3430 8237.

What it advertises on its own site (condomisoft.com/caracteristicas.php and /recorrido.php):

• Accounting: condo fees, an expense panel, income and expenses, multiple bank accounts, funds, budgets, account statements, receipts, late fees, waivers, metered gas/water/electricity consumption, a fee matrix, Excel and PDF export, income statement, checks in transit, unidentified deposits and expense entries, with online collection through PayPal and Openpay.
• Electronic invoices: "Cumple con las disposiciones fiscales y entrega facturas electrónicas por las cuotas que recibes. Disponible sólo en México". Setup is done by email and stamping is billed separately: a minimum prepaid balance of $100.00 MXN and "el costo de cada CFDI es de $3.00".
• Access control: "Lleva un registro de la gente que visitan tu condominio o residencial. Se pueden generar códigos QR", plus video surveillance with local or fixed-IP cameras.
• Amenities: online booking of halls and facilities, with manager approval or rejection and an automatic charge for the booking.
• Communication: a general blog, a board-only blog, private messages, emails targeted by home, section or category, comments, automatic payment reminders five days before the due date, polls or surveys, and an events calendar.
• Tasks: tasks in progress, completed, suggested by residents and rejected, each with a progress timeline.
• Mobile apps for Android and iOS with notifications. The iOS listing (apps.apple.com/mx/app/condomisoft/id1502494496) records its last update on 3 June 2020, and the Android package is a web-view wrapper; their own FAQ suggests iPhone users add the site to their home screen from Safari.

We found no package tracking on their features or product-tour pages, which are otherwise fairly exhaustive inventories. They do not advertise it; we cannot claim it does not exist.

Pricing: CondomiSOFT does publish pricing, in a public table charged per community by total number of homes: up to 25 homes, $335.00 MXN/month; up to 100, $690.00; up to 250, $1,399.00; up to 450, $2,280.00; and "Después de 450 viviendas se cobran $5.30 por unidad extra". "Precios más IVA". They offer one free month with no credit card, a 10% discount on annual payment and no lock-in: "No hay ningún plazo forzoso. Puedes cancelar tu suscripción en cualquier momento" (condomisoft.com/precios.php, checked 21 August 2026).

Ideal for: professional managers running several communities who need detailed accounting and electronic invoicing, with the caveat that stamping is billed per CFDI issued.

CondoMax presents itself as a platform for Mexican condos and residential developments: "La plataforma en la nube para administrar condominios y residenciales en México", "Hecho con cuidado en México". All of its prices are in pesos and its only contact number is a Mexican WhatsApp line, +52 777 103 0077.

What it advertises on its own site (condomax.mx, checked 21 August 2026):

• Collection and automatic fees, account statements, payment recording and reconciliation, bulk charges.
• Reports and dashboards for income, expenses and delinquency, "listos para presentar a la mesa directiva", with export.
• Email notifications and payment reminders.
• Multi-community support, roles and permissions.
• Browser-only operation: "No. CondoMax funciona 100% en la nube desde cualquier navegador, en computadora, tablet o celular. No necesitas instalar programas ni mantener servidores". Resident access is a web portal (condominos.condomax.mx), and it advertises no native mobile app in any store.

Their site is a single page — every navigation item is an anchor on the home page — so that is their complete public surface. Nowhere on it do invoicing, CFDI or the SAT appear, nor access control, amenities, package tracking or maintenance. They do not advertise it; we cannot claim it does not exist.

Pricing: CondoMax does publish pricing, in per-community plans with an included unit ceiling: Esencial, "$490 / mes — MXN · IVA incluido — Hasta 30 unidades"; Profesional, "$990 / mes — MXN · IVA incluido — Hasta 120 unidades"; and Empresarial, "A tu medida — Cotización personalizada", with unlimited units and multi-community support. The section is headed "Planes para condominios de cualquier tamaño. Sin contratos forzosos" (condomax.mx, pricing section, checked 21 August 2026).

Their home page also publishes their own figures: "Cientos de condominios en México", "4.8/5 · administradores satisfechos*", "−40% Reducción de morosidad en promedio*" and "+8 h Ahorradas al mes en cobranza*". The last three carry an asterisk on their own site and the page publishes no note explaining it, so we cannot say what they refer to or verify them.

Ideal for: communities that want collection, statements and financial reports handled from the browser, with nothing to install.

Vivook publishes an office in Polanco, Mexico City, three Mexican phone numbers and a CFDI invoicing product stamped before the SAT through an authorized PAC. It claims presence in 13 Latin American countries.

What it advertises on its own site:

• QR access control with expiring codes and detailed logs, including QR codes for domestic staff: "Genera códigos QR únicos para empleadas del hogar, niñeras y otros trabajadores recurrentes" (vivook.com/seguridad).
• Package tracking: "Registra los paquetes que llegan a la caseta con foto y datos del destinatario. El residente recibe una notificación automática y firma digitalmente al recoger".
• Gatehouse security: visitor registration, child access control, supervisor patrol rounds, an incident log, chat and voice between the gatehouse and residents, intercom and a vehicle directory. The guard workflow is described inside the platform, from the gatehouse; we found no standalone guard app in the app stores.
• Vivook Invoice: "Genera CFDIs timbrados y válidos para los pagos de tus residentes, directo desde Vivook", with RFC and CSD onboarding, automatic PDF and XML delivery and bulk invoicing. Each stamp costs $1.99, VAT excluded (vivook.com/facturacion).
• Finance: bank reconciliation, multiple accounts and cash boxes, a Contpaq accounting connection, community and per-home account statements, debts calculated by ownership factor and by metered consumption, check and expense entries, direct debit with card and OXXO, and reports for collections, income, expenses, accounts and budget.
• A 15-day free trial with no card and monthly plans with no lock-in: "Puedes cancelar en cualquier momento sin penalización".

Pricing: Vivook does publish pricing, per community and banded by number of homes, VAT excluded: Básico (1–15 homes), $460 MXN/month; Estándar (16–50), $709; Pro (51–100), $989; Class (101–250), $2,199; Elite (251+ homes), by quote. Paying by transfer or deposit costs more: $569, $809, $1,139 and $2,529 respectively. "Precios no incluyen IVA" (vivook.com/precios, checked 21 August 2026).

Ideal for: communities that want gatehouse, package tracking and CFDI invoicing in a single monthly per-community licence, with a Contpaq accounting connection.

This table contains only data each vendor publishes about itself, verified on 21 August 2026. Where a cell reads Not verified, it means we found no source from the vendor to support it — not that the feature is missing.

Why this table is shorter than it used to be. Until August 2026 this comparison carried an eleven-row feature matrix that graded each competitor with adjectives ("basic", "limited", "advanced") and attributed a per-unit price to each. Re-checking every data point on each vendor's own site, most of those cells had no source at all and several were simply false: ComunidadFeliz and Residentia both publish guard apps, CondomiSOFT does advertise amenities and access control, Neivor does have package tracking and CFDI, and none of the four that publish a price does so per unit. About ComunidadFeliz and Neivor we can assert nothing on billing unit: they publish no amount, and their own copy says the price depends on the number of units under management. We removed the whole matrix and kept only what each vendor publishes about itself. We would rather have a short, citable table than a long, guessed one. We also grade nobody's interface, support or performance: we have no way to substantiate that.

How this was verified. On 21 August 2026 we reviewed each vendor's pricing page, features page and — where one exists — their app listings on Google Play and the App Store. We will re-verify every six months and update the date in this section. If you work at one of these platforms and something changed or is wrong, write to us and we will correct it.

Sources, all read 21 August 2026. ComunidadFeliz: comunidadfeliz.mx/contratar, /condiciones-legal, /control-de-acceso, /funcionalidades-administradores. Residentia: residentia.net (home page), /precios, /alianzas, /mejorando-mi-condominio, and the Vigilancia Residentia listing on Google Play (mx.com.residentia.vigilancia). Neivor: neivor.com/condominios, /facturacion-cfdi-rentas-condominios, /condominios-control-de-accesos, /condominios-paqueteria. CondomiSOFT: condomisoft.com/precios.php, /caracteristicas.php, /recorrido.php. CondoMax: condomax.mx. Vivook: vivook.com/precios, /seguridad, /facturacion, /administrativo, /pagos. Koti: koti.mx/en/pricing.

What can actually be compared directly: of the seven platforms, Koti is the only one that publishes a per-unit price — $19 MXN + VAT per month, the same for 40 units or 400. Four charge a banded monthly licence per community and two publish no amount at all. Which suits you depends on the size of your community: under banded schemes, the effective cost per unit falls as the community grows within a band and rises when it sits at the low end of one. Run the numbers with your real number of homes before deciding. For one-to-one comparisons, visit our comparison page.

Choosing the right software depends on your condo's specific needs. Here's a step-by-step guide to making the best decision:

1. Assess your priority needs

Before comparing options, identify which problems you need to solve most urgently:

• If your biggest headache is delinquency, prioritize platforms with automated fee collection and multiple payment methods.
• If security is your main concern, look for solutions with digital access control via QR codes and a gatehouse app or module.
• If you need to improve financial transparency, focus on platforms with detailed reports and real-time access to per-unit account statements.

2. Compare the billing model, not just the price

This is where most buyers go wrong. Of the seven vendors in this guide, the four that publish a price and are not Koti charge one monthly licence per community, banded by number of homes; Koti charges per unit; the other two publish no amount. The two models cross over at some community size, so the only calculation that means anything is the one you run with your real number of homes. Also check three things that move the total: whether VAT is included or added, whether CFDI stamping is billed separately, and what the annual-payment discount is.

3. Consider the size and type of your community

• Small (under 50 units) — a privada or a single building: flat per-community pricing usually wins, but check the unit ceiling on the entry plan.
• Medium (50-200 units) — the typical coto: you need a robust platform with good communication and administration features.
• Large (over 200 units) — fraccionamientos and multi-phase developments: you need a comprehensive solution, especially access control, advanced financial management and scalability.

In horizontal communities — cotos, privadas and fraccionamientos — two things matter more than they do in a building: vehicle access control at the gatehouse, because almost everyone arrives by car, and fees calculated by ownership share when lots differ in size. Check both specifically in the demo.

4. Verify resident adoption

The best software is the one residents actually use. Evaluate:

• Does the mobile app actually exist, and when was it last updated in the store?
• Is the registration process simple for residents of all ages?
• Can residents easily make payments, bookings and reports?

5. Try before you buy

Take advantage of free trial periods. During the trial, involve residents and committee members to get real feedback.

6. Ask in writing for anything that is not published

If a vendor does not publish pricing, ask for the quote in writing with the breakdown: the amount, whether VAT is included, what happens as the community grows, the cost of tax stamping and the cancellation terms. And before signing, ask what gets exported and in what format if you ever leave.

How much does condo management software cost in Mexico?

It depends on the vendor and, above all, on the billing model. Of the six vendors compared here besides Koti, the four that publish a price charge a monthly licence per community, banded by number of homes. The entry prices published on 21 August 2026 are: CondomiSOFT, $335 MXN/month plus VAT up to 25 homes; Vivook, $460 MXN/month plus VAT for 1–15 homes; Residentia, $462.84 MXN/month VAT included up to 30 homes; and CondoMax, $490 MXN/month VAT included up to 30 units. ComunidadFeliz and Neivor publish no amount and quote case by case. Koti charges per unit: $19 MXN + VAT per unit per month, with no volume discounts and a minimum fee of $760 MXN + VAT for communities under 40 units. Always compare using your community's real number of homes, because the two models cross over.

Is it difficult to migrate from one software to another?

We do not publish a typical timeline: we have no way to substantiate how long a migration takes on platforms that are not ours. What you can do is ask in writing. Before signing, ask the new vendor whether it assists with migration and what that covers, and ask your current vendor what gets exported — unit register, owners and tenants, payment history, documents — and in what format. Those two written answers give you the real timeline for your case, which depends on the size of the community and how much history you want to keep.

Do I need special internet to use condo software?

No. Modern platforms work in the cloud and only require a standard internet connection. Mobile apps work even with cellular data. For QR access control, a stable connection at the security booth is recommended, but no special infrastructure is needed.

What happens to my data if I decide to switch providers?

Watch out for a widely repeated myth: the LFPDPPP grants ARCO rights (access, rectification, cancellation and objection) to the individual whose data it is — not a general right of data portability for the condominium against its software vendor. In practice, your ability to take the resident database, payment history and documents with you depends on what the contract says and on the platform's export features. Before signing, ask in writing what gets exported, in what format, how quickly, and what happens to your data when the service ends.

Does condo software really reduce delinquency?

We know of no independent Mexican study that puts a reliable figure on that reduction, so we do not publish a percentage. What can be stated is the mechanism: automatic reminders before and after the due date, an account statement residents can check at any time, and payment that does not depend on someone being in the management office remove the three most common excuses for not paying. If a vendor promises you a specific reduction percentage, ask them for the study.