FirstService Residential

What FirstService Residential does

FirstService Residential is a residential property management firm operating as a wholly-owned subsidiary of publicly traded FirstService Corporation (NASDAQ/TSX: FSV). Founded in 1990 and headquartered in Dania Beach, Florida, the company is recognized as North America's largest property management firm, serving homeowner associations, condominium associations, cooperatives, high-rises, luxury high-rises, master-planned communities, active adult communities, mixed-use properties, multifamily rentals, and commercial associations across more than 30 U.S. states and Canadian provinces. Notable density includes 1,370 associations in the Florida tri-county area alone and approximately 98,000 condo units across 400+ high-rise buildings in South Florida under its high-rise division. Customers include luxury developers such as Kolter Urban, Red Apple Group, BH3 Management, Hines, Dezer Development, and Viceroy Hotels & Resorts.

The company's core technology is the proprietary FirstService Residential Connect platform—a cloud-based portal combining resident, board member, and associate tools for accounting, work-order management, amenity reservations, vendor payments, and community communication. Layered on top is HODA (Homeowner Digital Assistant), an AI-powered chatbot that lets residents submit service requests and track updates. Management has cited AI-driven productivity gains as a contributor to 50 basis points of segment margin expansion, bringing the FirstService Residential segment margin to 8.4% in Q1 2026. Strategic IP includes a 2026 collaboration with Forbes Travel Guide's consulting arm ATELIER CX to bring hospitality-grade service frameworks to luxury residential properties, with seven inaugural communities participating.

FirstService Residential generates the majority of revenue from recurring management fees paid by community association boards and developers under multi-year contracts; pricing is custom, quote-based, and not publicly disclosed, varying by property type, unit count, and service scope. The company supplements core management fees with a portfolio of affiliated services including FirstService Financial (revenue optimization, loans, insurance), FirstService Energy (energy management), FirstService Development Advisors, an FS Insurance Brokers affiliate, and a newly launched resident insurance marketplace in partnership with VIU by HUB. Go-to-market is enterprise field sales via regional business development directors pursuing board contracts, developer mandates, and competitive takeovers from incumbent managers; the company also runs content marketing, webinars, and the Skyline Sessions video series as brand-building channels targeting developers and board members.

Name

FirstService Residential

Legal name

FirstService Residential

Website

https://fsresidential.com

Company type

Public

Founded year

1990

Operating status

Operating

Headcount range

5,001–10,000 employees

Short description

FirstService Residential is North America's largest residential property management firm, providing full-service management for homeowner associations, condominiums, luxury high-rises, master-planned, and active adult communities across 30-plus U.S. states and Canadian provinces under parent FirstService Corporation (FSV).

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Real Estate Property Managers (53131), Residential Property Managers (531311), Facilities Support Services (561210)

SIC

Real Estate Agents & Managers (For Others) (6531), Services-To Dwellings & Other Buildings (7340)

akta.pro primary industry

HOA / Condominium Association Management (BPAJAFAH)

akta.pro secondary industry

Condominium Association Management (BPAJAHAA)

Keywords

• Residential property management
• HOA management services
• Condominium association management
• Luxury high-rise management
• Master-planned community management

Headquarters

HQ city

Dania

HQ country

United States

HQ region

North America

Offices4 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Technology or R&D, Marketing or Sales, Infrastructure

Revenue model

1. Property Management Services: FirstService Residential generates revenue through professional property management services for residential communities including HOA management, condominium association management, high-rise management, and master-planned community management. Revenue is derived from management fees charged to community associations and boards.
2. Insurance Solutions: The company offers resident insurance solutions in partnership with VIU by HUB, providing residents access to compare quotes from over 50 insurance carriers. FS Insurance Brokers, the company's affiliated brokerage, collaborates on the initiative.
3. Additional Services (Financial, Energy, Development): Revenue from affiliated services including FirstService Financial (financial solutions, reserve planning), FirstService Energy (energy management), and FirstService Development Advisors. These supplementary services provide additional revenue streams through specialized consulting and advisory services.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels9 records

Core offering

FirstService Residential provides professional property management services for residential community associations, condominiums, high-rise buildings, and master-planned communities across the United States and Canada. The company delivers full-service management including governance, financial oversight, maintenance coordination, resident communication, vendor management, and compliance, supplemented by affiliated services such as FirstService Financial, FirstService Energy, and FirstService Development Advisors. Management services are powered by the proprietary FirstService Residential Connect software platform and HODA AI-powered digital assistant.

Product overview

FirstService Residential operates as a full-service residential property management company offering a unified portfolio of core management services supplemented by affiliated financial, energy, development advisory, technology, and lifestyle programs. Its core property management services span community associations and HOAs, condominiums, high-rises (including luxury), active adult communities, master-planned communities, mixed-use, commercial, multifamily rentals, and lifestyle communities across the United States and Canada. The company's proprietary technology platform, FirstService Residential Connect, serves as the central portal for residents, board members, and property managers. Supporting modules include FirstService Financial (revenue, loans, insurance), FirstService Energy (energy management), FirstService Development Advisors (developer solutions), the FirstService Residential Connectivity Program (internet services), HODA (AI-powered digital assistant), a 24/7 Customer Care Center, and Special Districts/CDD Management. The company also recently launched a VIU by HUB-based resident insurance solution and the Skyline Sessions thought-leadership video series. A notable initiative is the Forbes Travel Guide/ATELIER CX hospitality service program deployed across seven inaugural luxury residential properties.

Differentiator

Problem solved

Functional benefit

Products and services

• FirstService Residential Connect
• HODA (Homeowner Digital Assistant)
• Community Association Management
• Condominium Association Management
• High-Rise Property Management
• Master-Planned Community Management
• Active Adult Community Management
• Mixed-Use Property Management
• Commercial Association Management
• Multifamily Rental Management
• Lifestyle Community Management
• FirstService Financial
• FirstService Energy
• FirstService Development Advisors
• FirstService Residential Connectivity Program
• Special Districts and CDD Management
• 24/7 Customer Care Center
• Resident Insurance Solution (VIU by HUB Partnership)
• Forbes Travel Guide / ATELIER CX Hospitality Service Program

Quantifiable outcome

• FirstService Residential delivered margin expansion of 50 basis points to 8.4% driven by labor cost efficiencies and AI-driven productivity gains
• +3 more outcomes

Named customers20 records

Segments7 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration3 records

Feature3 records

Partnerships

16 partnerships are on record, tiered flagship and core.

• ATELIER CX (Forbes Travel Guide)flagshipStrategic or Co-development Partner · 26 June 2026FirstService Residential collaborated with ATELIER CX, the consulting division of Forbes Travel Guide, to develop a hospitality-driven service program for luxury residential communities. The program establishes hospitality-level service standards through customized service frameworks, staff training, and operational assessments. Seven inaugural properties including ALINA Residences Boca Raton, PIER 4 Residences, and Residences by Armani/Casa are participating. The initiative introduces structured training, service design, and independent evaluation frameworks to align luxury residential living with globally recognized hospitality benchmarks.
• El-Ad National PropertiescoreStrategic or Co-development Partner · 26 June 2026El-Ad National Properties developed ALINA Residences Boca Raton, a 303-residence luxury condominium community selected as one of the first seven luxury residential communities in the U.S. to participate in the Forbes Travel Guide hospitality program developed through FirstService Residential collaboration. ALINA comprises three nine-story buildings overlooking The Boca Raton golf course.
• BH3 Management and U.S. DevelopmentflagshipStrategic or Co-development Partner · 5 June 2026FirstService Residential was selected by BH3 Management and U.S. Development to manage Viceroy Residences Clearwater Beach, a new 86-unit luxury waterfront condominium development on Clearwater Beach, Florida. The development features two nine-story towers and represents the first major luxury condo project to launch on Clearwater Beach in over a decade, with vertical construction expected to begin autumn 2026.
• Viceroy Hotels & ResortsflagshipStrategic or Co-development Partner · 5 June 2026Viceroy Hotels & Resorts partnered with BH3 Management and U.S. Development on the Viceroy Residences Clearwater Beach development. FirstService Residential was selected as property management partner for this branded luxury residential project, adding another branded luxury residential property to its management portfolio as developers increasingly seek hospitality-focused management models.
• AECOM CapitalcoreStrategic or Co-development Partner · 27 May 2026AECOM Capital co-developed Sun Rose Residences in West Hollywood, California, which joined the hospitality-focused residential service initiative launched by FirstService Residential and ATELIER CX. The property is one of seven inaugural communities participating in the program standardizing hospitality-style service delivery and operational consistency.
• Combined PropertiescoreStrategic or Co-development Partner · 27 May 2026Combined Properties co-developed Sun Rose Residences in West Hollywood, California. The property joined the hospitality-driven service program developed through FirstService Residential's collaboration with Forbes Travel Guide's ATELIER CX, reflecting the broader shift in luxury multifamily markets where developers emphasize hospitality operations as competitive differentiators.
• Dezer DevelopmentcoreStrategic or Co-development Partner · 27 May 2026Dezer Development developed Residences by Armani/Casa, a 56-story luxury oceanfront tower in Sunny Isles Beach, Florida completed in 2019. The property was selected as one of seven inaugural participants in the hospitality service program developed by FirstService Residential in partnership with Forbes Travel Guide's ATELIER CX.
• The Related GroupcoreStrategic or Co-development Partner · 27 May 2026The Related Group co-developed Residences by Armani/Casa, which joined the hospitality-driven service program with Forbes Travel Guide. The initiative brings hotel-level service standards to luxury residential living, reflecting growing expectations among high-end residents for refined and personalized experiences.
• HinescoreStrategic or Co-development Partner · 27 May 2026Hines developed 53 West 53rd, a luxury residential tower in Midtown Manhattan completed in 2019 in partnership with Pontiac Land Group. The property was selected as one of seven inaugural participants for the hospitality-informed service program with Forbes Travel Guide, with location near The Museum of Modern Art reinforcing expectations for elevated living experience.
• Pontiac Land GroupcoreStrategic or Co-development Partner · 27 May 2026Pontiac Land Group partnered with Hines to develop 53 West 53rd tower in Midtown Manhattan. The luxury property participates in the FirstService Residential and Forbes Travel Guide hospitality program, aiming to bring hospitality-level service standards into luxury residential living.
• Red Apple GroupcoreStrategic or Co-development Partner · 18 May 2026FirstService Residential was selected to manage The Residences at 400 Central, a 46-story luxury residential tower under development in St. Petersburg, Florida by Red Apple Group. The building rises 515 feet above downtown St. Petersburg and is the tallest residential structure on Florida's west coast, featuring extensive amenities including a 46th-floor Sky Lounge Observatory.
• Kolter UrbancoreStrategic or Co-development Partner · 16 May 2026FirstService Residential was selected by Kolter Urban to manage Art House St. Petersburg, a 42-story luxury high-rise with 244 residences in downtown St. Petersburg, Florida. The partnership continues an existing relationship with previous collaborations on Florida high-rises including ONE St. Petersburg, Hyde Park House, Saltaire, and Vue Sarasota Bay.
• Pearlstone PartnerscoreStrategic or Co-development Partner · 7 May 2026FirstService Residential assumed management of The Code, a 178-unit hotel residence community in Austin's Zilker neighborhood developed by Pearlstone Partners in collaboration with AvantStay. The five-story property offers fully furnished residences with hospitality-style amenities and is operated under FirstService Residential's high-rise division in Texas.
• Gladstone Media GroupcoreGTM or Marketing Partner · 24 February 2026FirstService Residential engaged Gladstone Media Group as the production partner for Skyline Sessions, a new video series exploring excellence in luxury high-rise living across North America. The series aims to position FirstService Residential as a thought leader among developers, architects, and industry professionals with future episodes planned for Los Angeles, New York, Chicago, Dallas, and Toronto markets.
• VIU by HUBcoreStrategic or Co-development Partner · 18 February 2026FirstService Residential launched a new resident insurance solution in partnership with VIU by HUB to address underinsurance affecting approximately two-thirds of homes nationwide. The program enables residents in managed communities to compare quotes from over 50 top-rated insurance carriers through VIU by HUB's licensed advisors. FS Insurance Brokers, FirstService Residential's affiliated brokerage, collaborated on the initiative to provide residents with accessible and tailored insurance options.
• SWTCH EnergycoreTechnology or Integration · 30 November 2025SWTCH Energy and FirstService Residential announced deployment of 1,000 AC Level 2 EV charging points across 85 FirstService Residential-managed communities in the United States and Canada, covering major markets such as New York, New Jersey, Florida, Ontario, and British Columbia. The deployment provides at-home charging access for over 45,000 residents. Partnership positions FirstService Residential to meet rising demand for EV charging in multifamily properties with SWTCH's scalable, intelligent charging solutions.

Scale indicators9 records

Recent moves10 records

Expansion highlights6 records

Direct peers

• Associa: The largest direct competitor to FirstService Residential in North American HOA and community association management; mirrors FirstService's full-service model, serves similar board/developer customers, and competes head-to-head on contract rebids and luxury high-rise mandates.
• RealManage: Privately held community association management company providing HOA, condo, and high-rise management across multiple U.S. states; competes with FirstService Residential for board contracts and developer assignments in overlapping Sun Belt and Texas geographies.
• Castle Group: Florida-focused property management firm specializing in luxury condominium and high-rise communities; competes most directly with FirstService's Florida high-rise division on hospitality-grade service offerings and premium fee structures.
• CAMS (Community Association Management Services): Community Association Management Services is an established HOA/condo management firm operating across the Carolinas and Southeast — a direct competitor on the same board-contract model in geographies where FirstService is actively expanding (Charleston, Hilton Head, Eastern NC).
• Keystone Pacific Property Management: West Coast community management firm serving HOA and condominium associations in California and Nevada; competes with FirstService Residential on the same board/developer contracts, particularly in luxury coastal markets like Orange County and the Bay Area.
• AMG (Association Management Group): National HOA and condominium association management provider serving boards and developers across multiple U.S. regions with comparable full-service community management offerings.
• Vesta Property Services: Full-service property management company offering HOA, condominium, and amenity management across the Eastern U.S. and Florida — overlapping with FirstService Residential's footprint on similar customer segments and contract structures.

Broad incumbents

• Greystar: World's largest multifamily rental property operator and manager; overlaps with FirstService Residential's multifamily rental management segment and competes for institutional owner mandates, but operates at a much larger scale and broader geographic footprint.

Others

• Yardi Systems: Property management software vendor serving many of the same HOA, condo, and multifamily operators that FirstService Residential competes with; serves as both an indirect competitor (its Breeze/Concierge solutions enable in-house management) and a complementary technology provider.
• AppFolio: Cloud-based property management software platform used by community association and rental managers; adjacent peer as an enabling technology provider whose software can be substituted for parts of FirstService's proprietary Connect stack, particularly by smaller competitors.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks5 records

Key highlights6 records

Customer concentration

• TikToktiktok.com/@firstserviceresidential?_t=ZT-8uelR9iZzUk&_r=1
• Xx.com/fsresidential
• Facebookfacebook.com/fsresidential

Revenue estimate

Valuation estimate

Number of profiles

Profiles28 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A5 records

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about FirstService Residential