Perhaps no category of real estate technology is a more obvious win-win for owners and residents alike than managed Wi-Fi. For apartment residents, good managed Wi-Fi provides plug-and-play connectivity, meaning that messing with routers, modems, and the cable guy on move-in day is a thing of the past. And for owners, managed Wi-Fi can be a significant driver of ancillary net income – often on the order of $25-50 per unit or more, significantly padding NOI and increasing property value.
But rising owner interest in managed Wi-Fi has made the category increasingly complicated. There are now more ISPs, consultants, models, and technologies than ever, and each is quick to tell owner-operators they’re making a grave mistake by not heading in a particular direction.
This deep dive will provide residential owner-operators the insights they need to navigate this crowded – and technically complex – category.
Why Managed Wi-Fi
Multifamily owner-operators are increasingly adopting managed Wi-Fi as the standard connectivity model, replacing both retail ISP service and traditional bulk contracts. Historically, most multifamily owners have put the choice of internet provider—to the extent one exists—in the hands of tenants themselves. In this “retail” model, tenants are presented with whatever choices exist in the building and work directly with an ISP to turn on the internet in their unit. Tenants generally rent equipment (e.g., the modem) directly from the provider or perhaps purchase a retail Wi-Fi router.
There are a number of problems with the retail model. One, ISPs generally have poor reputations for customer service with some of the lowest Net Promoter Scores of any industry. And ISPs have historically seen apartment dwellers as a captive and vulnerable audience, a prime target for weird, overpriced equipment rental deals, hidden price escalations, and other fees.
Two, almost all apartments are sufficiently dense that retail Wi-Fi routers run into inevitable interference from too many routers sharing a small space. This can lead to connectivity and speed issues, frustrating residents.
Some owners circumvent the retail model by buying bulk internet directly from ISPs and reselling it to residents without installing or managing the Wi-Fi system directly. This “bulk” model addresses the first problem – tenants aren’t contracting directly with the ISP – but still forces residents to do low-level IT work and doesn’t solve the interference issue.
Managed Wi-Fi flips the paradigm. In the managed model, the property owner installs and controls a dedicated property-wide network—often with gigabit backbone and access points in each unit—and delivers high-speed internet as an amenity. Residents connect instantly upon move-in.
Managed Wi-Fi offers another benefit for owners in an increasingly connected world: it enables smart building integrations—like access control, leak detection, and HVAC monitoring—that require reliable, property-wide coverage.
| Retail Wi-Fi (Tenant-Provided) | Bulk Wi-Fi (Owner-Provided, One ISP) | Managed Wi-Fi (Owner-Provided, Smart Network) | |
| Setup | Tenants contract individually with ISPs | Owner signs a bulk agreement with one ISP | Owner deploys a property-wide managed network |
| Cost Structure | Each tenant pays their own bill | Owner pays for all units (often at discounted bulk rates); may recover cost via rent | Owner pays; can recover via rent or charge tech/amenity fees |
| Tenant Experience | Variable—depends on provider chosen and unit location | Consistent baseline service for all tenants | Seamless, property-wide connectivity (Wi-Fi follows tenant across building) |
| Reliability | Varies by provider and wiring; often poor in older buildings | More consistent but limited flexibility | High reliability, proactive monitoring, redundancy often built in |
| Speed / Bandwidth | Tenant-dependent; can be uneven across building | Generally adequate but one-size-fits-all | Scalable, high-speed, optimized for streaming, work-from-home, smart devices |
| Owner Control / Data | None—tenants manage their own | Limited—owner ensures contract terms | High—owner has visibility into network usage, device counts, can offer smart building services |
| Operational Complexity | Low (no owner involvement) | Moderate (contract management, billing pass-through) | High upfront, but often outsourced to managed service providers |
| CapEx / Infrastructure | Minimal (tenants handle setup) | Moderate—may require property wiring upgrades | High—requires robust property-wide infrastructure, but often financed with longer-term ROI |
| Revenue Opportunity | None | Marketing fees from ISP where allowed | Significant—can be positioned as a premium amenity, bundled with smart home/IoT offerings |
Financially, owners benefit from higher NOI. Monthly fees can be embedded into rent or charged separately, often generating $25–50 per unit in additional revenue. Unlike bulk deals, managed Wi-Fi gives owners control over pricing, branding, and service tiers.
As digital infrastructure becomes core to property operations and resident experience, managed Wi-Fi is no longer a nice-to-have. It’s a utility—like water or power—that smart operators are bringing in-house.
The Managed Wi-Fi Landscape
While the case for managed Wi-Fi may be clear, choosing a provider is anything but. Walk the floor of any major real estate tech conference and you’ll likely see dozens of managed Wi-Fi vendors – some with the biggest booths available – pitching services that all sound remarkably similar.
As you might imagine, there are some distinctions in the landscape. The major players include:
- Large MSOs
Examples: Comcast, Xfinity, Cox, Verizon
MSOs (Multiple System Operators) are service providers that operate and manage cable and broadband networks across multiple properties or regions. While these companies are historically retail ISPs that serve individual residents, they have recently built out managed Wi-Fi businesses that work directly with property owners. These large MSOs design and operate property-wide networks, often layering on value-added services like smart building integration, resident onboarding, and tiered bandwidth management.
- Independent ISPs
Examples: Elauwit, Gigstreem, Pavlov Media
Like large MSOs, independent ISPs operate broadband networks and offer comprehensive managed Wi-Fi services. But unlike large MSOs, independent ISPs tend to be smaller and more focused on managed Wi-Fi as a primary offering. A number of these ISPs got their start in categories like hospitality and student housing–where managed Wi-Fi has been essential for over a decade–but have since made the leap to multifamily.
Of course, not all independent ISPs are the same. While they differ in a number of ways, we’ll highlight three axes:
- National vs Regional: Not all ISPs serve all markets. Some – like Elauwit – are effectively national in scope. Others such as Gigstreem and Pavlov Media cover the majority of markets but may not reach all cities given their colocation requirements (which we’ll discuss below). Others, like Honest Networks, are focused on a small number of markets.
- “Fixed Wireless” vs Fiber-Based: In most cases, internet reaches buildings through fiber optic cable laid in the ground. Most providers, including Elauwit, Gigstreem, and Pavlov, operate through underground cables. But some new entrants now offer “fixed wireless” options wherein internet is broadcast from a local base station (as in Starry) or satellites (as in Starlink) to a building. The “base station” model has a number of drawbacks including questions on reliability and geographic reach.
- Colo vs Lease: Managed Wi-Fi ISPs with colocation (colo) in data centers operate their own infrastructure—connecting directly to internet exchanges (IXs) and peering with Tier 1 providers like Cogent, Verizon, or AWS. This allows them to deliver lower latency, higher reliability, and greater control over routing and bandwidth at the expense of geographic reach. In contrast, providers that lease last-mile cable from incumbent ISPs (like Comcast or Spectrum) act more like resellers, relying on third-party networks and infrastructure. Gigstreem and Pavlov are exclusively colo whereas Elauwit has both models.
Advisors and Consultants
Given the complexity of the managed Wi-Fi landscape, a number of companies have arisen that provide advice and support to multifamily owners–providing a voice independent of any specific internet vendor or technology.
While consulting scope can vary, connectivity consultants generally perform two functions: (1) act as an “owner’s rep” through the scoping, procurement, and installation process of internet service, which may include other IoT or proptech features, and (2) run an RFP process by which an owner selects a connectivity provider / ISP.
Most consultants can work under two distinct models. In one model, they are hired and paid by the owner to provide a service–similar to an interior designer, market research firm, or other vendor. But many consultants are willing to work for free for the owner, earning their compensation through referral fees from the ISP – fees that can be quite lucrative given the dollar value of the contracts at hand.
Examples: ROVR, Whitespace
Key Decisions
Assuming an owner-operator has made the choice to embrace managed Wi-Fi, they face a litany of decisions that could shape the project’s success–or turn it into a resident experience nightmare.
Decision #1: Consultant or Go It Alone?
Outside of the largest owner-operators–who typically have their own teams researching and navigating these decisions–most multifamily operators will partner with a consultant to develop a connectivity plan and take the opportunity out to ISPs through an RFP process. This RFP process–which we’ll discuss more in Decision #3 below–will allow the owner to compare ISPs apples-to-apples across multiple metrics including SLAs, price, and more.
We’d particularly encourage smaller owners to work with a reputable consultant to gain leverage in negotiations with ISPs. Internet providers are more likely to overcharge or slip inappropriate terms into a contract if they believe the owner is unsophisticated (or not represented by an advisor who knows better).
The decision is made easier by the fact that consultants don’t need to be paid by the owner at all. Of course, owners should rightly be concerned about conflicts in those cases; a consultant auctioning off connectivity to the highest bidder is worse than no consultant at all. (Many large MSOs are also able to outbid independent ISPs, but a large MSO may not be the right choice for the owner!)
Blueprint’s Recommendation: Get the consultant if you can pay them yourself!
Decision #2: Own or Lease the Connection?
Multifamily operators evaluating managed Wi-Fi options will encounter two distinct ownership models, each with different implications for infrastructure control, cost structure, and operational complexity. In the first model—provider-owned backhaul—the managed Wi-Fi vendor brings their own fiber or a dedicated internet connection into the building. They act as both the ISP and the Wi-Fi network manager, delivering end-to-end service.
In this model, owners pay a bulk rate per unit (often $25–50/month), and tenants either receive the service as an amenity or pay directly through a pass-through model. Providers like GiGstreem, Pavlov Media, Quantum Fiber, and Google Fiber Communities fall into this category. This approach is well-suited for new developments or retrofits where owners want a turnkey solution with minimal ongoing complexity.
In the second model, the property provides the internet drop, typically via an existing contract with a provider like AT&T, Comcast, or a local fiber vendor. The managed Wi-Fi provider then layers on their own infrastructure to manage the internal network—handling switches, access points, authentication, VLANs, and tenant onboarding. The property typically owns or leases the hardware, while the vendor provides installation, ongoing monitoring, and remote support.
Vendors in this space include Single Digits and Spot On Networks. This structure works well when owners already have a reliable ISP relationship and want to maintain control over the upstream connection while outsourcing the tenant-facing Wi-Fi experience.
The tradeoff is essentially between control and simplicity. Provider-owned backhaul offers a plug-and-play solution that eliminates the need to manage ISP relationships or troubleshoot upstream issues—but owners cede some pricing flexibility and infrastructure ownership. Conversely, bringing your own internet gives you more control over bandwidth costs and carrier choice, but requires more coordination and technical oversight.
Blueprint’s Recommendation: For most owners, handing the experience over to a single provider is the better route. There’s one neck to squeeze; vendors can’t point fingers if there’s an issue.
Decision #3: Picking an ISP
Picking an ISP is perhaps the biggest–and most complicated–decision here, as it involves tradeoffs across a number of factors. While a consultant can help owners navigate those tradeoffs, asset managers should understand the key decision points and the interplay between them.
Cost. While costs vary somewhat by market, fiber-based managed Wi-Fi solutions will generally run $25-35 per unit per month. While the rates that owners charge residents vary, it’s not rare to see a mandatory charge of $60-80 per month added to the resident’s bill, providing owners with $30 to $50 in incremental NOI.
In general, large MSOs will be somewhat less expensive than independent ISPs, with MSO pricing running closer to $25 per month whereas independent ISPs often coming in closer to $35 per month.
Connectivity Quality. In general, the quality of a managed Wi-Fi implementation comes down to two things: the hardware installation and the connection into the building.
Assuming the provider is using enterprise-grade access points like Ruckus or Ubiquiti, the hardware installation comes down to ensuring coverage throughout the building. Specifically, APs should be in the units themselves, not just in the hallways. A good consultant will review the managed Wi-Fi provider’s plan and ensure coverage.
The quality of the connection into the building—often called the backhaul—is determined by three primary factors: bandwidth capacity, provider type, and connection path.
Bandwidth Capacity and Type of Circuit
The most critical factor is whether the circuit is dedicated fiber (e.g., DIA or Ethernet over fiber) or shared broadband (like business-class cable). Dedicated fiber circuits offer symmetrical upload/download speeds (typically 1–10 Gbps), guaranteed throughput, and lower latency. In contrast, shared circuits may suffer from peak-hour slowdowns and inconsistent performance.
Provider Tier and Peering Relationships
Some providers colocate in major data centers and peer directly with Tier 1 carriers and content delivery networks (CDNs), which reduces latency and improves routing efficiency. Others simply lease upstream access from larger ISPs and may be vulnerable to congestion, although many multifamily owners claim their residents cannot tell the difference.
Physical Path and Redundancy
The physical route the fiber takes into your building matters. Is there a single point of entry or diverse routing? Is there battery or generator backup for the demarcation point? Consider whether the building has conduit pathways for future upgrades, and if multiple ISPs are available to ensure redundancy. Properties in fiber-rich areas have more leverage; those in legacy telecom zones may need construction to bring in high-quality service.
It’s important to note that many ISPs promise robust, high-bandwidth connections, but actual connection speeds and latencies don’t always hold up. A consultant should verify actual speeds in-unit–not at the switch–and hold providers accountable.
Support Quality. Finally, owners should strongly consider the quality of support they will receive from the ISP as a determining factor. In many cases, owners overlook this as almost all ISPs promise “24/7 support.” But there’s a huge difference between being directed to an offshore call center with no easy means of escalation versus having the CEO’s personal cell phone number.
This is one domain where independent ISPs tend to shine over traditional large MSOs. As smaller, more agile companies, independent ISPs often provide clients a direct line into an executive-level leader. Smaller ISPs also tend to be more flexible handling bespoke requests or complicated issues that may arise.
In Blueprint’s view, support quality should be one of if not the top factor in selecting a provider. For most residents, the difference between a 50th percentile speed internet provider and a 90th percentile speed internet provider is imperceptible. But when the entire system goes down–or a potential security issue arises–urgency and 1:1, live support is essential.
Balance Sheet and Capitalization
The past ten years have seen a number of small ISPs shutter, leaving customers in limbo. While most are able to transfer customer accounts to an acquirer, this may leave multifamily owners with an unfamiliar provider and little-to-no vendor relationship.
While getting a provider’s complete financial statements may not be possible, owners should still ask about financing rounds, investor backing, or years in operation. Financial stability is a strong argument for partnering with one of the larger independent ISPs (like Elauwit or Pavlov) or an MSO.
Notes and Nuances
While choosing a consultant, connection model, and ISP are the most significant decisions, there are a handful of other factors for multifamily owners to keep in mind.
Legal Caveats
Unfortunately, managed Wi-Fi in the form we’ve discussed here is not legal everywhere in the United States, and it’s under threat from a number of directions. Colorado, for instance, puts strict limitations on a multifamily owner’s ability to upcharge residents for Wi-Fi services, effectively prohibiting managed Wi-Fi as a NOI driver for owners.
It appears likely this regulation will appear in more states over the coming years as well. Fourteen states are now considering various “junk fee” regulations that may have an impact on owners’ ability to charge residents for Wi-Fi services. Operators should understand the legal landscape in their state–including any pending legislation–before making an investment in a managed Wi-Fi system.
Security Issues
From a security standpoint, multifamily owners should ensure that any managed Wi-Fi system provides network segmentation and tenant isolation. Each unit should be assigned a unique, private VLAN or SSID, preventing devices in one apartment from seeing or interacting with devices in another. Without this isolation, tenants may be able to scan or access nearby devices, posing privacy and liability risks. WPA3 encryption, MAC address randomization, and tenant-specific onboarding credentials (e.g., individual passphrases or captive portals) are all critical features that enhance resident data protection.
Owners should also confirm that the managed Wi-Fi provider has strong network monitoring, access controls, and compliance policies in place. This includes regular firmware updates for switches and access points, intrusion detection systems (IDS), and role-based access for IT staff. Ask whether tenant data is logged, how long it’s retained, and who can access it. If IoT devices are deployed (e.g., smart locks, thermostats), those systems should operate on separate, secure subnets with firewalls in place.
Managing the Transition
While managed Wi-Fi is gaining popularity, it’s important for multifamily operators to closely monitor any new implementation or rollout–particularly in existing buildings being retrofit with new managed Wi-Fi systems.
In any implementation, the on-the-ground property management team is essential. The local team is the first line of defense for any issues that come in, and they need to be trained on (and bought in to) the new system.
“If you want to be successful, you have to get the property staff on board,” said Casey of ROVR. “They should know what’s happening and how to promote it to residents.”
SOPs and documentation–alongside on-the-ground-training–are essential for a successful managed Wi-Fi rollout. “The first weekend, residents are going to come down to the front desk with issues,” said one owner. “Whoever is sitting at that desk should know what to do, how and when to escalate.”
This doesn’t mean that every on-site staff member becomes an IT specialist–for many site staff, that’s a nightmare. Instead, they should be trained on a small number of diagnostic questions before understanding how and when to escalate to the managed Wi-Fi provider, as well as how to distinguish an urgent property-wide issue from a problem that only affects a single resident.
Managed Wi-Fi is quickly becoming a must-have in multifamily communities nationwide. And while the decision to implement it may be straightforward, the devil is in the details of hiring the right consultant, deciding on an implementation model, picking an ISP, and managing the transition gracefully. But as one of the few technology solutions that are true win-wins for owners and residents alike, managed Wi-Fi is worth the work.
– Brad Hargreaves
