NAICS 531310Canadian industry · 6-digitlocal market2 market records

Real estate property managers

SoftwareProperty Management Software · Appraisal & Property Inspection Software 5313

This Canadian industry comprises establishments primarily engaged in managing real estate properties on behalf of property owners (on a contract or fee basis). These establishments are engaged in administrative and co-ordination activities, such as the negotiation and approval of lease agreements, the collection of rental payments, the administration of contracts for property services (for example, cleaning, maintenance and security) and the preparation of accounting statements. — Statistics Canada, NAICS 2022A

Establishments · CanadaA: 6,494
Under 10 employeesA: 79%

Size and shape

How many businesses there are and how small they are. Fragmentation is the first thing an entrant — or anyone selling software into this industry — needs to know, and it is one of the few things that is actually measured.

Canadian establishments by number of employeesA

1–44,00762%

5–91,14318%

10–1969211%

20–494327%

50–991332%

100–199531%

200–499290%

500+50%

Of 6,494 Canadian establishments with employees, 79% have fewer than ten — an industry of very small operators.

Where they areA

Ontario2,70242%

Quebec1,63225%

British Columbia1,00615%

Alberta61910%

Largest four provinces by establishment count. Establishments with employees only — sole operators with no payroll are not in this table, so in trades and personal services the true number of businesses is higher.

How many new establishments are still tradingA

Real Estate and Rental and Leasing, US · opened 2020

88.7%

1 year

70.3%

3 years

57.9%

5 years

45%

10 years

opened 2015

Measured, not forecast: the share of US establishments opening in one year that were still active later. It counts good operators and bad ones together, which is exactly why it is the honest answer to “what are the odds”. It is for the whole sector rather than this market, and the ten-year figure comes from an older cohort because no younger one has reached ten years.

No US figure is shown. County Business Patterns is coded to the 2017 US edition of NAICS; this code either does not exist there, names a different industry, or is outside the programme's coverage (most of agriculture, rail, postal and public administration are). A figure is attached only where both the code and the title agree.

How businesses here compete

The structural profile of subsector 531, which every industry beneath it inherits. This is analyst judgment from how the subsector is organised — not research into this industry, and not a measurement.

local competitionhigh capitalUNVERIFIEDinherited from 531 Real estate

Owning is a capital business. Managing and brokering are service businesses with low capital — and low barriers, which is why they are crowded.

Who sets the price: Local rents, cap rates and interest rates.
The software it runs on: Property management and accounting, transaction management, listing platforms.

Market screens and studies

Market-entry records filed along this branch of the hierarchy. A record at or beneath this code is about this industry; one above it is about something wider that contains it.

Operating businessScreened

Property Management ServicesOne thing must be true

binding constraint: willingness to pay

Management fees are a percentage of rent that owners negotiate down every renewal, and the labour to earn them — leasing agents, maintenance coordinators, after-hours calls — does not scale with the fee. FirstService, the Canadian consolidator and the best-run comparable available, turns over $5.50B with its residential arm at $2.29B growing 7%, and it got there by acquiring hundreds of local managers rather than by out-earning them. A new entrant competes on price with incumbents whose costs are already spread across a portfolio. The software sold into this industry is screened separately at the same code.

NAICS 5313102 vendors named5 sourced figuresOpen →

Software serving this industry

The vertical software markets filed along the same branch — who sells to these businesses and who they would have to displace — and then the generic categories every business buys whatever it does.

Vertical softwareScreened

Property Management SoftwareExecution decides

binding constraint: distribution

Incumbent AppFolio and Yardi

Mature, well-capitalised, and defended by payments attach on rent collection. The interesting residual is the small-portfolio landlord, which is a low-ACV volume business with high churn.

NAICS 5313106 vendors named6 sourced figuresOpen →

Sold across the wider branch

Vertical softwareScreenedfiled at 5313 Activities related to real estate

Appraisal & Property Inspection SoftwareOne thing must be true

binding constraint: incumbent vulnerability

Incumbent ACI (First American) and Bradford Technologies

The appraisal form is a lender requirement and the delivery rails are owned by the government-sponsored enterprises and their vendor panel, so the software is a compliance conduit rather than a product choice — and the mortgage-origination record at 5222 already showed who controls that pipe. Automated valuation is meanwhile removing the appraisal itself from a growing share of transactions. Sourced update 2026-09-18: the property-data layer underneath has a price. CoreLogic was taken private by Stone Point Capital and Insight Partners at $80 a share, about $6.0B of equity value, closing 4 June 2021 [B], after rejecting a $6.7B approach from CoStar. It rebranded to Cotality in March 2025 [B]. Nobody has paid anything remotely like that for appraisal workflow software, which is the record's point: the value sits in the data asset, not in the form-filling tool.

NAICS 53134 vendors named4 sourced figuresOpen →

And what every business buys · 25 generic categories

Sold to every industry rather than this one, so they are filed against the software industry's own code. The same few vendors recur across most of them.

Companies in this industry · 20

Every company this research names that is filed here or beneath — the operators, and the vendors that sell to them — largest disclosed revenue first. The rank is within the company’s own six-digit industry.

Company	Filed under	Revenue	Rank
AppFolioNASDAQ:APPF	Real estate property managers531310	$951M	1/20
Yardi SystemsPrivate	Real estate property managers531310	—	2/20
BaselanePrivate	Real estate property managers531310	—	3/20
Community BossPrivate	Real estate property managers531310	—	4/20
ParkadePrivate	Real estate property managers531310	—	5/20
VTSPrivate	Real estate property managers531310	—	6/20
AssociaPrivate	Real estate property managers531310	—	7/20
DoorLoopPrivate	Real estate property managers531310	—	8/20
EntrataPrivate	Real estate property managers531310	—	9/20
FirstService ResidentialTSX:FSV	Real estate property managers531310	—	10/20
Funnel LeasingPrivate	Real estate property managers531310	—	11/20
GreystarGYSLF	Real estate property managers531310	—	12/20
InnagoPrivate	Real estate property managers531310	—	13/20
MRI SoftwarePrivate	Real estate property managers531310	—	14/20
RealPageNASDAQ:RP	Real estate property managers531310	—	15/20

And 5 more on the companies page.

Who works here

The occupations employed in Real estate and rental and leasing, most concentrated in it first. The share is measured against the whole sector, not this industry — the published cross-tabulation stops there.

Concentrated in this sectorA

Insurance, real estate and financial sales occupations Mostly one sector 43.8%

Managers in construction and facility operation and maintenance Mostly one sector 10.3%

Support occupations in accommodation, travel, tourism and amusement services Mostly one sector 3.9%

Auditors, accountants and investment professionals Mostly one sector 2.2%

Logging, forestry, landscaping and other related labourers Mostly one sector 1.3%

Retail salespersons and non-technical wholesale trade sales and account representatives Mostly one sector 1.2%

Automotive service technicians Mostly one sector 1.1%

Security guards and related security service occupations Mostly one sector 1.1%

Graphic and interior designers Mostly one sector 1.1%

Photographers and support occupations in arts and culture Mostly one sector 1.1%

These jobs are mostly done here. An operator in this industry is competing for them against others in the same industry, not against the whole economy.

And the jobs every business has

Administrative, property and payroll officers Across the economy 11.7%

Building maintenance installers, servicers and repairers Across the economy 9.6%

Accounting, insurance and related business administrative occupations Across the economy 5.4%

Financial, insurance and related administrative support workers Across the economy 3.6%

Office administrative assistants - general, legal and medical Across the economy 3.3%

Legislative and senior managers Across the economy 3%

Administrative services managers Across the economy 1.7%

Administrative and financial supervisors Across the economy 1.6%

Survey, statistical and data entry occupations Across the economy 1.3%

Customer and information services representatives Across the economy 1.1%

Found across at least fourteen of the twenty sectors. But note the shape of this industry: 79% of establishments have fewer than ten employees, and at that size most of these roles are one person wearing several hats, or bought in from outside.

All 162 occupations →