Student housing, leased
by the bed.
Lease rooms and beds individually, split rent across roommates, add parental guarantors, and roll through the August turn — on real accounting, at a flat price with no per-bed fees.
No credit card · No per-bed fees · Online rent + maintenance
| Bed A · J. Rivera | $725/mo | Paid |
| Bed B · M. Osei | $725/mo | Paid |
| Bed C · L. Chen | $725/mo | Due Jun 1 |
| Bed D · open | $725/mo | Listed |
Purpose-built for the campus market
By-the-bed leasing
Lease individual rooms/beds within a unit, each with its own rent and term — not just whole-unit leases.
Roommates & cosigners
Multiple students per unit with split balances, plus parental guarantors on the lease so one late roommate never clouds the rest.
Academic-year terms
Term-based leases aligned to the school calendar, with the August turn and renewals handled.
Online rent + AR
Each student pays their share online; automated invoicing, late fees, and delinquency on a real double-entry ledger.
E-sign + screening
Send leases (and guarantor addenda) for e-signature and screen applicants — the same tools the rest of Proprietio uses.
Student portal + mobile
Students pay, submit maintenance, and message you from web and mobile.
From open bed to signed lease — without the spreadsheet
List the bed
Add beds to a unit, each with its own rent and term. Open beds show as available; filled beds show the resident.
Sign student + guarantor
Screen the applicant, then e-sign the lease with a parental guarantor attached.
Collect each share
Every student pays their own share online; late fees and balances are tracked per person.
Roll the turn
At academic year-end, renew returning students and re-list the beds that open up.
Built for independent operators, not enterprise rollouts
The big student-housing platforms are built for university portfolios and PBSA towers. Here’s how Proprietio compares for a landlord running a handful of houses or a small complex.
| Proprietio | Legacy student platforms | |
|---|---|---|
| Pricing | Flat $85–$199/mo, published — no per-bed fees | Quote-only; typically priced per bed |
| Getting started | Self-serve free trial, no setup fee | Sales call + weeks-to-months implementation; setup fees common |
| Best fit | 1–3 properties, independent operators | Large purpose-built dorm / PBSA portfolios |
| Accounting | Real double-entry GL included | Often a separate module or add-on |
| By-the-bed + guarantors | Included on every plan | Included — but bundled into enterprise pricing |
What you'd pay for student-housing-capable software
Our flat Lite plan vs the transparent paid floor and the purpose-built platforms.
Competitor prices are public list rates at a comparable size, verified June 2026; sales-led vendors don't publish a price. Savings shown vs our Lite plan.
Honest about scope
Flat-rate pricing — no per-bed fees
Public, predictable, cancel anytime.
- Room + roommate management
- Online rent + AR
- E-sign + screening
- Student portal
- Everything in Lite
- Guarantors + split balances
- Academic-year renewals
- Priority support
- Everything in Pro
- Migration help
- Onboarding
Student housing questions, answered
How does by-the-bed leasing work?
You lease individual rooms or beds inside a unit, each with its own rent and term. Every student gets their own balance and pays only their share — so one roommate falling behind never clouds the others’ ledger.
Can parents or guarantors sign the lease?
Yes. You can add a parental guarantor (cosigner) to a student’s lease, send it for e-signature alongside the student, and keep the guarantor on file for the term.
Do you charge per bed?
No. Pricing is flat — $85/mo (Lite) or $199/mo (Pro) regardless of how many beds you manage. There are no per-bed, per-unit, or per-resident fees and no setup fee.
Does it handle the academic-year turn?
Yes. Leases are term-based and align to the school calendar. Renewals and the August move-out / move-in turn are tracked, so you can re-sign returning students and re-list open beds without rebuilding everything each year.
Is accounting included?
Yes. Every charge, payment, late fee, and deposit posts to a real double-entry general ledger — not a spreadsheet bolt-on. Income statements and delinquency reporting come standard, with no separate accounting module to buy.
Is there a free trial?
Yes — start a free trial with no credit card. You can set up a property, add beds, and invite students before you decide.
Talk to us about your property.
Tell us about your beds and the plan you're weighing — we'll walk you through by-the-bed leases, guarantors, split balances, and the August turn, and answer migration questions.
Run student housing without the spreadsheets.
By-the-bed leases, guarantors, and the August turn — handled.
Start free trial