What Property Management Systems does

Property Management Systems, Inc. (PMSI) is a privately held Florida corporation founded in 1984 by Terry Powell on Amelia Island to provide professional administrative services to community association boards of directors. The firm is headquartered in Yulee, Florida, and operates as a community association management company serving homeowners associations, condominium associations, community development districts, and property developers across four Northeast Florida counties (Clay, Duval, Nassau, and St. Johns) plus Southeast Georgia. PMSI currently manages more than 100 associations encompassing approximately 15,000 residential and commercial units, with each community assigned a primary licensed community association manager backed by a team approach, dedicated bookkeepers, and administrative support.

PMSI's service offering is built around licensed talent and three core technology components: (1) TOPS accounting software, the industry-leading association management accounting platform, which PMSI adopted early for financial record-keeping, accounts receivable/payable, estoppel requests, and tax preparation; (2) the ComWeb secure online payment portal (128-bit encrypted), which lets homeowners pay dues 24/7 via credit card (3% convenience fee) or e-check ($2.00 per transaction) and provides board-restricted document access; and (3) dedicated per-community websites that serve as both transparency tools for homeowners and marketing demonstrations of PMSI's digital capabilities. Supporting modules include architectural review board processing, developer/builder consulting (budget preparation, fee establishment, document review, design review, and developer-to-homeowner transitions), and the wholly-owned Powell Real Estate Group real estate brokerage.

The business model is anchored on recurring management fees paid by HOA, condo, and CDD boards under long-term contracts, supplemented by transaction fees from online payments and architectural review applications and ancillary brokerage commissions through Powell Real Estate Group. Sales is direct and relationship-driven: prospective clients are invited to complete a "Request a Management Proposal" form on the corporate site, with outreach to HOA boards, condo associations, developers, and CDDs in the regional service area. Ownership transitioned in 2019 when founders Terry and Mary Powell retired and Scott Steffen, a 30-plus-year PMSI veteran holding LCAM, CMCA, and REALTOR licenses, became owner and president.

Name

Property Management Systems

Legal name

Property Management Systems, Inc.

Website

https://pmsiflorida.com

Company type

Private

Founded year

1984

Operating status

Operating

Headcount range

11–50 employees

Short description

Property Management Systems, Inc. is a Florida-based community association management firm founded in 1984 that delivers HOA, condominium, and Community Development District management services to more than 100 associations and approximately 15,000 units across Northeast Florida and Southeast Georgia.

Ownership category

akta.pro rank

Product category

Community Association Management

NAICS

Residential Property Managers (531311), Real Estate Property Managers (53131)

SIC

Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Multifamily Apartment Property Management (BPAJAFAA)

Keywords

• Community association management
• Homeowners association services
• Condominium association management
• Community development districts
• Property management services

Headquarters

HQ city

Yulee

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Community Association Management Fees: Ongoing management fees charged to homeowner associations, condominium associations, and community development districts. Services include administrative support, financial management, covenant enforcement, vendor coordination, insurance administration, and compliance with Florida statutes. Revenue is recurring in nature, derived from long-term management contracts with HOA/condo boards.
2. Real Estate Division — Powell Real Estate Group: A complementary real estate services division operating as a member of the Amelia Island Nassau County Association of Realtors and Northeast Florida Association of Realtors. Provides real estate services to association unit owners, with boards encouraging use of these benefits. Ensures compliance with Association Documents during property sales and transfers.
3. Online Payment Processing Fees: Convenience fees charged for online dues payments: 3% for credit card transactions and $2.00 per e-check transaction. Revenue is usage-based and collected from homeowners choosing the online payment option.
4. Architectural Review Application Fees: Fees collected for processing architectural review board (ARB) applications for property improvements. Amount is stated on the Architectural Review Application form; payable by check or money order to Property Management Systems, Inc.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels5 records

Core offering

Property Management Systems, Inc. (PMSI) provides full-service community association management to homeowner associations, condominium associations, and Community Development Districts in Northeast Florida and Southeast Georgia. Services span administrative support, financial management and accounting (via TOPS software), covenant enforcement, vendor coordination, insurance administration, architectural review, compliance with Florida statutes, online dues collection (via the ComWeb portal), and developer-to-homeowner transition support. PMSI also operates a real estate division, Powell Real Estate Group, to serve unit owners within managed communities.

Product overview

Property Management Systems (PMSI) offers a comprehensive suite of community association management services as a single integrated platform. The core offering consists of HOA Management, Condominium Association Management, and Commercial Building Management, all delivered by eight licensed community association managers with 130 years of combined experience. Supporting modules include Developer/Builder Support Services (covering planning, budgeting, document review, and transitions), Architectural Review Services (ARB approval processes), and the ComWeb Online Payment Portal (for 24/7 credit card and e-check payments). The company also operates a real estate division under the Powell Real Estate Group sub-brand. The platform encompasses administrative services, financial/accounting services, insurance administration, vendor management, covenant enforcement, and compliance with Florida statutes.

Differentiator

Problem solved

Functional benefit

Products and services

• HOA Management Services Full-service management for homeowners associations, including property inspections, covenant enforcement, financial administration, vendor coordination, budget and financial reporting, annual meeting preparation, and compliance with community governing documents and Florida laws.
• Condominium Association Management Administrative wing services for condominium associations, covering corporate record maintenance, state fee filings, assessment collection, financial record keeping, insurance coordination, vendor management, and compliance with Florida mandatory condominium association laws.
• Commercial Building / CDD Management Management services for Community Development Districts and commercial properties, including administrative management, financial reporting, compliance with CDD statutes, and residential/commercial property oversight.
• Developer/Builder Support Services Pre-build and transition consulting for builders and developers planning new residential communities, including preparation of operating budgets, establishment of maintenance fees, document review, architectural design review, accounting services, insurance placement, maintenance contracting, and developer-to-homeowner transition.
• Architectural Review Services Architectural Review Board services for managed communities, including review of homeowner improvement requests, covenant compliance verification, approval and disapproval notifications, and administration of the ARB application process.
• ComWeb Online Payment Portal Encrypted online payment system enabling homeowners in managed communities to pay HOA/condo dues 24/7 via credit card (Visa, MasterCard, American Express, Discover) or e-check, with account history, profile management, address updates, and a restricted board portal for financial documents.
• Powell Real Estate Group Real estate services division providing brokerage services to unit owners within PMSI-managed associations and ensuring compliance with Association Documents during property sales and transfers.

Quantifiable outcome

• 100+ associations managed with approximately 15,000 units
• +3 more outcomes

Named customers10 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

One partnership is on record.

• Powell Real Estate GroupcoreStrategic or Co-development PartnerPMSI's real estate division operating under the Powell Real Estate Group brand. Members of Amelia Island Nassau County Association of Realtors and Northeast Florida Association of Realtors. Provides real estate services to unit owners within managed associations; PMSI boards often recommend these services. PMSI ensures compliance with Association Documents during property sales and transfers.

Scale indicators6 records

Recent moves5 records

Expansion highlights5 records

Broad incumbents

• FirstService Residential: The largest residential property manager in North America, managing thousands of communities across the U.S. — directly comparable to PMSI as a competitor for HOA/condo management contracts in Florida and a benchmark for scale economics in the same product category.
• Sentry Management: Long-established Florida-headquartered community association management firm providing HOA, condo, and CDD management services. Comparable scale and service mix to PMSI, with a broader Florida geographic footprint and similar recurring-revenue model.
• Associa: National community association management company serving HOAs, condominiums, and master-planned communities with a large Florida footprint. Closely aligned with PMSI's core offering of recurring management fees, covenant enforcement, and financial services for residential associations.

Others

• AppFolio: Cloud property-management software platform serving residential and association managers. Not a direct competitor but a representative of the tech-enabled tooling layer (portals, payments, accounting) that PMSI uses via TOPS and ComWeb — relevant for assessing technology-disruption risk.

Direct peers

• CAMS (Community Association Management Services): Regional community association management firm specializing in HOA, condominium, and COA management across the Southeast U.S. Comparable recurring management fee model and similar association-board customer base to PMSI.
• Vesta Property Services: Florida-headquartered property and community association manager serving HOAs, condominiums, and CDDs across the state. Comparable recurring-fee management model with similar amenity in CDD work, which PMSI explicitly lists as a service line.
• Leland Management: Regional Florida-focused community association manager serving HOAs and condominiums with a similar licensed-CAM, recurring-fee business model. Headquartered in Florida with overlapping NE Florida / Jacksonville service territory, making it a head-to-head competitor for the same boards.
• Castle Group: Florida-based community association and property management company serving luxury and master-planned HOAs/condos. Direct overlap with PMSI in product (HOA/condo management), customer type (association boards), and Florida geographic focus.

Regional players

• Grace Property Management: Smaller regional HOA and condominium manager operating in Florida. Comparable product offering (recurring association management, financial, and covenant services) at smaller scale.
• Mayhood Company: Community association management firm with a presence in Northeast Florida, directly overlapping PMSI's primary service territory and competing for the same HOA and condo association boards.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/PMSIFlorida
• LinkedInlinkedin.com/company/property-management-systems-inc-of-florida

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Subsidiaries1 record

Funding overview

Funding rounds

Investors

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

M&A

Investments

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

Frequently asked questions about Property Management Systems