Property management company website cost in Hamilton, Bermuda: local agencies vs Kolonell (2026)

The verdict in three sentences

In Hamilton, a property management company website built by a local agency costs, as a 2026 order of magnitude, about 10 000 to 45 000 BMD, the same amount in USD since the Bermuda dollar trades at par with the US dollar. Kolonell builds the owner pages, the management request, the homes and offices to let, viewing bookings and the maintenance request flow for a fixed price of 2 900, 4 900 or 8 900 USD. Compare the three-year total cost, and check whether each quote separates the two audiences of a Bermuda property manager: expatriate tenants from insurance and reinsurance, and companies leasing offices in the city.

What are Hamilton prices, and where does Kolonell sit?

These amounts are cautious orders of magnitude, not official figures. They rely on public rate cards from a few Bermuda studios, minimum budgets listed on Clutch.co by US East Coast and Canadian agencies that serve the island, published hourly rates (often 110 to 175 BMD an hour) and rates visible on Upwork. Bermuda's high cost of living shows up in local web pricing.

A Hamilton agency has a real advantage: it can walk your buildings and knows the habits of the large employers on Front Street. Kolonell does not travel or shoot photos; you supply them or book a local photographer. The project manager works at your hour (the team is based in Senegal, on GMT, 3 or 4 hours ahead of Bermuda depending on the season), with Google Meet calls and a written update every week. Payment is by bank transfer or Wise, 50 % at kickoff, 50 % on delivery. Everything is detailed in the website offer for international clients.

What does the site cost over 36 months, build and running costs included?

Maintenance after the support period is quoted separately at Kolonell, so the table applies the same maintenance assumption to both columns.

Read this as a frame. The useful habit: send this same blank table to every supplier and ask them to fill it in line by line.

Which Kolonell plan suits which kind of Bermuda property manager?

A tenant or owner portal built for you (statements, signing, ticket tracking) is an application quoted separately. Most managers link the area provided by their management software. Ongoing SEO is also quoted on request.

What do Hamilton owners and tenants expect from a property manager's site?

Bermuda's rental market has its own codes. Many Bermudian owners let one or two apartments built into their own house, in Pembroke, Paget, Warwick or Devonshire, and hand tenant search and upkeep to a manager. Tenants are often expatriate professionals on work permits, arriving for a role in insurance, reinsurance or a law firm, who choose their home from abroad. In the city itself, office and retail management is a large share of the business. The site should therefore:

• Explain the service plainly to local owners: tenant search and screening, rent collection, upkeep, inspections, and what the fee covers.
• Prepare the expatriate's arrival: neighbourhoods, furnished homes, steps before signing, documents to provide.
• Present available offices with floor area, floor and a dedicated contact, separate from residential.
• Let people book a viewing, including a video viewing for a tenant who is still abroad.
• Show your Google reviews and a visible emergency number for repairs.

On compliance, facts only. Bermuda's Personal Information Protection Act, PIPA, fully in force since 1 January 2025, governs forms that collect owner and tenant data, under the supervision of the Privacy Commissioner. Bermuda licenses real estate brokers and agents: check whether your letting activity falls in scope and how to show it on the site. Rent rules for some homes are tied to their Annual Rental Value (ARV), so have any rent guidance reviewed. WCAG 2.2 AA remains the technical reference for accessibility. This is not legal advice.

Which questions should you ask before signing a quote?

• Are home and office listings linked to our software or typed in by hand?
• Who writes the owner pages, and with how many rounds of edits?
• Are the domain and hosting in our name from day one?
• What does a change cost after launch, and how fast is it done?
• Does the tenant portal on offer already exist in our software?

For appointment booking, Kolonell built for TR Signing Group (trsigninggroup.com), a notary and apostille service in New Jersey, a bilingual site with appointment scheduling, quote requests and live chat.

Mini case study

Illustrative example. Alicia M. is managing director of a Hamilton firm that manages 85 residential units and 14 offices in the city. A local agency quotes her 32 000 BMD for a full site. She chooses Kolonell Premium at 8 900 USD to get routing between her two teams and built-in viewing bookings. Difference at build: 32 000 minus 8 900, or 23 100 USD. She budgets 1 800 USD for photos with a Pembroke photographer and keeps 6 000 USD for maintenance over the 30 months after support.

FAQ

How much does a property management website cost in Hamilton in 2026?

As an order of magnitude, 10 000 to 45 000 BMD with a local agency and 3 000 to 10 000 BMD with a freelancer, at par with USD. Kolonell charges 2 900, 4 900 or 8 900 USD at a fixed price.

Is the time difference with Senegal a problem?

The team is 3 or 4 hours ahead of Bermuda depending on the season. Calls are set at your hour and you get a written update every week.

Can offices and homes share one site?

Yes. From Growth at 4 900 USD, pages are split by property type; on Premium, requests are routed to the right team.

Does Kolonell come to photograph our buildings?

No, there are no site visits or shoots. Expect often 1 500 to 2 000 BMD for a local photographer.

What happens after the 3 months of support?

Maintenance is quoted separately, with no forced commitment. The domain and every access belong to you, so you stay free to choose another supplier.

Let's scope your project. Send us the split of your portfolio between homes and offices, your management software and your current pages, and we will come back with a fixed-price plan and a launch in 3 to 4 weeks. Request your free quote or see the international offer.