ValleyUnit vs DoorLoop
DoorLoop starts at $49/month. ValleyUnit starts free.
DoorLoop doesn't track depreciation or export Form 4562
DoorLoop has solid GL accounting with P&L statements, bank integration, and QuickBooks sync. But it doesn't calculate depreciation schedules or generate the IRS Form 4562 you need for depreciation deductions. At $49/month minimum, you're paying more and still missing the tax features that matter most at filing time.
Feature Comparison
An honest look at what each platform does and doesn't do
| Feature | ValleyUnit | DoorLoop |
|---|---|---|
| Online rent collection (ACH) | Yes | Yes |
| Credit/debit card payments | Yes | Yes |
| Automatic late fees | Yes (flat or %) | Yes |
| Tenant portal | Yes | Yes |
| Maintenance requests | Yes (with photos) | Yes (work orders) |
| Tenant screening | No | Yes |
| E-signatures | No | Yes |
| Owner statements | No | Yes |
| QuickBooks integration | No | Yes |
| Built-in accounting | Yes (lease-level ledgers) | Yes (GL accounting) |
| P&L report | Yes (Starter+) | Yes |
| Balance Sheet | Yes (Pro) | Yes |
| Schedule E mapping | Yes (line-item level) | Partial (expense categories) |
| Form 4562 export | Yes (Pro) | No |
| 1099-NEC tracking | Yes (Pro) | Vendor payments tracked |
| Year-End Tax Pack | Yes (Pro) | No (reports exported individually) |
| Depreciation tracking | Yes (Pro) | No |
| Security alerts (default) | Yes | No |
| Bank reconciliation | Yes (Pro, manual) | Yes (bank integration) |
| Free tier | Yes (1 unit, no time limit) | No (free trial only) |
| Unlimited units | No (10 max) | Yes (tiered pricing) |
Pricing Comparison
DoorLoop
| Plan | Price | Units | Notes |
|---|---|---|---|
| Starter | $49/mo | Up to 20 | Core features, rent collection |
| Pro | Custom | 20+ | Advanced features |
| Premium | Custom | 20+ | Full suite, dedicated manager |
ValleyUnit
| Plan | Price | Units |
|---|---|---|
| Free | $0/mo | 1 |
| Starter | $19/mo | 3 |
| Pro | $59/mo | 10 |
Which one is right for you?
When to choose DoorLoop
- You have more than 10 units
- You need QuickBooks integration
- You manage properties for other owners
- You need tenant screening
- You need e-signatures
- You want automatic bank integration
- You want one platform for everything
When to choose ValleyUnit
- You have 1-3 units and want to minimize cost ($0-$19 vs $49)
- You need Form 4562 for depreciation
- You need 1099-NEC threshold alerts
- You want a one-download tax package
- You want Schedule E mapped to line items
- You don't need QuickBooks
- Security alerts matter
- You want to start free (no trial timer)
The real difference
DoorLoop and ValleyUnit are both well-reviewed and both take accounting seriously. DoorLoop is highly rated on review aggregators like G2 and Capterra.
The split is the same one that keeps coming up: breadth vs tax depth.
DoorLoop is a property management platform. It does screening, listings, e-signatures, owner statements, QuickBooks sync, work orders, and accounting -- all in one place. For a landlord who wants one tool to handle everything, DoorLoop is a strong option at $49/mo.
ValleyUnit skips the property management features entirely. No screening, no listings, no e-signatures, no QuickBooks. Instead, it focuses on what happens between rent collection and tax filing: ledgers that map to Schedule E, depreciation that exports as Form 4562, and vendor tracking that tells you who needs a 1099.
The deciding question is simple: Do you already have your leasing and tenant workflow figured out? If yes, you don't need DoorLoop's property management features -- you need a tool that makes tax season painless. That's ValleyUnit.
Frequently asked questions
Yes. DoorLoop's accounting receives strong reviews. It includes GL accounting, P&L statements, bank integration, QuickBooks sync, and expense categorization. It does not include depreciation tracking, Form 4562 export, or 1099-NEC threshold alerts.
Potentially. At $49/mo with features like tenant screening, e-signatures, and owner statements, you're paying for capabilities a 1-3 unit self-managing landlord may never use. ValleyUnit Free or Starter ($0-$19/mo) covers rent collection at a fraction of the cost. Add Pro ($59/mo) for the full accounting and tax-prep suite.
No. ValleyUnit's accounting is self-contained. If QuickBooks is central to your financial workflow, DoorLoop's integration is a real advantage. If you don't use QuickBooks, this isn't a factor.
Both use standard ACH timelines. DoorLoop users report some complaints about slow or confusing payment processing. ValleyUnit uses Stripe, which typically settles ACH in 2-3 business days.
DoorLoop tracks expenses and categorizes them, but it does not calculate depreciation schedules or export Form 4562. You'd need to track depreciation separately in a spreadsheet or tax software.
If you expect to exceed 10 units soon, DoorLoop is the safer long-term choice since it scales with your portfolio. ValleyUnit's 10-unit cap is permanent by design. If you'll stay at or under 10, ValleyUnit offers deeper tax features at a comparable price.
Managing 1-10 units? Skip the property management software.
Get rent collection with built-in tax prep. Start free -- no credit card, no 14-day countdown.
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