Per-Door, Per-Lot, or Flat Rate: How MHP Software Pricing Models Compare

Software pricing for property management comes in three shapes: per-door, per-lot, and flat. The shape matters more than the per-unit dollar number, especially as your portfolio grows. Here's the math.

Per-door pricing

The dominant model in apartment software. Charged per unit per month — typically $1.50–$3.50/door. The catch for park operators: "door" usually includes vacant lots, park-owned homes treated as separate units from the lots, and other artifacts of apartment-shape data.

On a 500-lot park with 50 vacant and 50 park-owned, per-door pricing might charge for 600 "units" — 100 of which generate no revenue.

Per-lot pricing

MHP-native. Charged per occupied lot, with vacant lots free. Typical range: $2–$5/lot/month. The math is honest: you only pay for the lots that pay you.

Operators on per-lot models tend to feel the cost is fair because it scales with revenue, not with inventory.

Flat-rate pricing

Some vendors offer a flat monthly fee for an unlimited number of units/lots. Typically $400–$1,200/month. Works well above 250 lots; expensive below.

Watch for hidden module fees — accounting, screening, marketing — that can add 50–100% to the flat rate.

The math on a 300-lot park

Per-door at $2.50: $750/month if all units count, including vacants. Per-lot at $3 vacant-free with 20 vacants: $840/month. Flat at $750/month: $750/month.

All similar at this size. The differences open up at 1,000+ lots, where per-door starts pulling away from per-lot, and flat starts looking like the value buy.