Blue Door Living

What Blue Door Living does

Blue Door Living is a privately-held residential property management company headquartered in Manchester, New Hampshire. Founded in 2020 by co-founders Ryan Weiss (Managing Partner/Principal Broker) and Peter Bartash (Co-Founder/Partner), the firm manages 890+ rental units representing $171MM+ in aggregate property value across southern New Hampshire, concentrated within a 30-minute radius of Manchester and Dover. It serves small-to-mid-sized residential property owners and real estate investors who require full-service management rather than self-management or DIY alternatives.

The operating stack is anchored by AppFolio as the core property management platform, with LeadSimple handling workflow automation across owner and tenant pipelines, RentEngine distributing listings to 12+ sites with 24/7 text response, and CredHub offering resident credit-building. Maintenance is performed by an in-house team of 8 technicians, supported by a 10-person remote team handling finance, leasing, and administrative functions; total headcount is 19+. The business model is multi-fee: an 8-9% base management fee on collected income, a 75% leasing fee on one month's rent per new placement, a 10% lease renewal fee, hourly maintenance labor at $60-120 plus a 10% materials markup, 7-9% contractor markups, and a $50-per-unit offboarding fee.

Operational performance disclosures include a 93% tenant lease renewal rate (Q2 2024), 1.9 calendar-day average maintenance completion, a 1.7% eviction rate for BDL-placed tenants, 100+ eviction cases won since 2020, a 4.6-star Google rating across 400+ reviews, and Best of 603 recognition in 2021, 2025, and 2026. Acquisition channels include direct sales, real estate agent partnerships, and a $100-per-unit referral program targeting existing owners.

Name

Blue Door Living

Legal name

Blue Door Living, LLC

Website

https://bluedoorliving.org

Company type

Private

Founded year

2020

Operating status

Operating

Headcount range

1–10 employees

Short description

Blue Door Living is a Manchester, NH-based residential property management company founded in 2020 that manages 890+ rental units worth $171MM+ across southern New Hampshire for small-to-mid-sized property investors, delivering full-service management with in-house maintenance and tech-enabled operations.

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Residential Property Managers (531311), Services to Buildings and Dwellings (5617)

SIC

Operators Of Apartment Buildings (6513), Services-To Dwellings & Other Buildings (7340)

akta.pro industry

PRIMARYBPAJAFAH

HOA / Condominium Association Management

Business & Public Services/Real Estate Services (Brokerage, Property Management)/Residential Property Management

SECONDARYBPAJAIAL

Vacation Rental Turnover Operations (Housekeeping, Laundry, Inspections)

Business & Public Services/Real Estate Services (Brokerage, Property Management)/Vacation & Short-Term Rental Management

Keywords

• Residential property management
• Tenant placement services
• Rent collection services
• Maintenance coordination
• Landlord services

Headquarters

HQ city

Manchester

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, Supply Chain

Revenue model

1. Base Management Fee: Recurring monthly management fee charged as a percentage of collected income. 9% of collected income for standard clients, 8% for clients with 20+ units under management. Only charged on collected income, meaning no fees if tenants don't pay.
2. Leasing Fee: One-time fee charged when marketing vacant units, facilitating showings, screening applicants, and getting a lease signed with tenant moved in. Fee is 75% of one month's rent of the new lease.
3. Lease Renewal Fee: Fee charged when offering and executing lease renewals. 120 days before lease expiration, they review tenant profile, perform inspection, and recommend renewal terms. Fee is 10% of one month's rent of the new lease.
4. Maintenance Technician Labor: In-house maintenance team billing for routine work during business hours ($60/hour, 1-hour minimum), after-hours emergencies ($120/hour, 1-hour minimum), and unit turn projects ($50/hour). Plus 10% markup on materials used.
5. Contractor Markups: Markup charged when hiring and managing contractors on behalf of clients. 9% for invoices under $1,000, 8% for invoices $1,000-$5,000, 7% for invoices over $5,000. Includes eviction attorneys.
6. Offboarding Fee: One-time fee charged when clients discontinue management services. $50 per rental unit.

Pricing tiers

Go-to-market motion1 record

Distribution channels3 records

Marketing channels6 records

Core offering

Blue Door Living provides full-service residential property management for property owners in southern New Hampshire (Hillsborough, Merrimack, Rockingham, and Strafford counties). Services include rent collection, tenant management, evictions, vacancy marketing, 24/7 showings, applicant screening, maintenance coordination, construction project management, property inspections, bill pay, financial reporting, and online owner and resident portal access. The company manages long-term (1-year lease), unfurnished residential and mixed-use rentals.

Product overview

Blue Door Living is a property management company offering a unified suite of services for residential rental property owners in southern New Hampshire. The core offering is comprehensive property management (covering leasing, tenant management, maintenance, financial reporting, and owner communications), delivered through a technology stack anchored by AppFolio Property Manager — which powers the Owner Portal and Resident Portal as the primary client- and tenant-facing interfaces. Additional products include an available apartment listings portal and a referral program for real estate professionals. The company does not offer distinct software products, modules, or standalone SaaS offerings separate from its managed services.

Differentiator

Problem solved

Functional benefit

Products and services

• Full-Service Property Management Comprehensive residential property management service covering rent collection, tenant management, evictions, vacancy marketing, 24/7 showings, applicant screening, maintenance coordination, construction project management, property inspections, bill pay, and financial reporting. Designed for residential property owners and real estate investors in southern New Hampshire who want hands-off management of long-term unfurnished rental properties.
• Available Apartments Listings Public listing portal showing available rental units managed by Blue Door Living, with viewing scheduling and online application submission capabilities for prospective tenants.

Quantifiable outcome

• 93% tenant lease renewal rate in Q2 2024 with average 5.9% rent increase
• +3 more outcomes

Named customers3 records

Segments2 records

Ideal customer profiles1 record

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration4 records

Feature5 records

Partnerships

Five partnerships are on record, tiered core and minor.

• AppFoliocoreTechnology or IntegrationAppFolio Property Manager is the primary property management software powering Blue Door Living's operations. Provides functionality for online portals, electronic payment processing, rent collection, owner distributions, accounting, communications, and tenant screening through AppFolio's screening partners.
• LeadSimplecoreTechnology or IntegrationLeadSimple provides custom workflow automation for Blue Door Living's intricate property management processes including lease renewal, unit turn processes, and other ongoing operations. Ensures consistent, high-quality service delivery across all clients.
• RentEnginecoreTechnology or IntegrationRentEngine enables listing distribution to 12+ apartment websites, provides 24/7 text message responses to prospective tenant inquiries, measures listing traffic, and collects feedback from leads who complete showings.
• Real Estate AgentsminorGTM or Marketing PartnerReal estate agents who refer property owners needing property management services. Agents benefit from not losing future sales commissions (as Blue Door doesn't do real estate sales), reduced liability from fair housing advice, and enhanced reputation through quality referrals.
• Real Estate Service ProvidersminorGTM or Marketing PartnerReferral partnerships with real estate-related businesses in other lines of work who receive property management leads from Blue Door Living in exchange for referring their own leads back.

Scale indicators13 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• Asset Living: Third-largest residential property manager in the US with full-service offerings spanning leasing, maintenance, and accounting. Operates at much larger scale but comparable service breadth.
• Mission Rock Residential: National residential property manager for institutional and private owners, offering full-service leasing, maintenance, and accounting. Comparable service model, primarily in multifamily.
• BH Management Services: Residential property manager operating across the US, offering rent collection, maintenance, leasing, and financial reporting. Directly comparable service mix and target market.
• Cardinal Group Companies: Residential property management firm offering full-service operations including leasing, resident services, and maintenance. Comparable full-service residential PM model.
• RPM Living: National residential property management firm managing ~200,000 units across the US. Closely comparable full-service residential PM model, though at much greater scale than Blue Door Living.

Broad incumbents

• FirstService Residential: Largest residential property manager in North America by unit count, focused on condominium and HOA communities. Comparable in being a residential PM platform, though predominantly HOA/condo rather than single-family rentals.
• Greystar Real Estate Partners: Largest residential property management company in the US, managing 800,000+ units globally. Comparable in offering full-service residential PM, though vastly larger and operating across multifamily, student, and military housing.

Others

• Buildium: Property management software platform serving small and mid-sized residential landlords and PMs. Comparable because Blue Door Living's customers could in principle use Buildium directly, making it an alternative (not PM) substitute.
• DoorGrow: Property management growth and coaching company serving small residential PMs. Comparable because it targets the same small-landlord and residential-PM customer base Blue Door Living ultimately serves.

Emerging players

• Mynd (now Center): Tech-enabled residential property manager focused on single-family and small multifamily rentals (10-1,000 unit portfolios). Directly comparable target customer segment of small/mid residential investors, with a stronger technology layer.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights7 records

Customer concentration

• YouTubeyoutube.com/channel/UCWMalKnRw2wnJxvcK-scacg?view_as=subscriber
• Facebookfacebook.com/BlueDoorLivingNH
• LinkedInlinkedin.com/company/blue-door-living-llc
• Instagraminstagram.com/blue_door_living

Revenue estimate

Valuation estimate

Number of profiles

Profiles10 records

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 Blue Door Living