Fire your parking manager. Keep your parking.
You pay 8–15% of gross to a parking management company that gives you a paper statement two weeks late. They own the data, the customer relationship, the pricing engine. Curb is the platform you would have built if you had a small engineering team in-house.
Pick a mode per lot, not per portfolio
Tenants-only
Not a money lot. The lot exists to serve your validating businesses (restaurants, offices, retail). Customers of those tenants park free. Anyone else gets towed at the configured tow vendor (Colliers in Charlottesville). Allan's preferred mode for Main Street Market.
- Validated customers park free, no charge possible
- No card capture, no Apple Pay sheet
- Auto-tow dispatch after 30 min unvalidated
- Va. § 46.2-1231 signage gates every dispatch
Mixed-use revenue lot
All three revenue lines on one lot. Monthly leaseholders, validated free customers of tenants, paid hourly walk-ups, premium pricing for events. The Union Station model.
- Monthly leases auto-renew via Stripe
- Validated customers free for tenant grace window
- Paid hourly fills the rest of the lot
- Event-day premium for game days and shows
Two more modes (monthly-only, paid-public) cover edge cases. Switch modes per lot anytime in the operator dashboard. No re-architecting, no migration.
QR-only · no camera
~$400-700 in signage + a tablet. Enforce via a phone-based patrol tool. Best for small lots and pilots.
See the hardware page →LPR camera · full automation
$200-1,500 for the camera + $35/mo Plate Recognizer. Zero staff time on enforcement after install.
See the hardware page →Three revenue lines you're underexploiting
You're a tenant on someone else's platform
Whatever your parking manager runs (or whatever ParkMobile / Metropolis is pushing), you don't own the customer. You don't own the data. You don't set the rates. You get a check.
Your monthly leases are paper
Hangtags, mailed checks, signed PDFs in a filing cabinet. No website to sign up on. No way to capture demand from someone Googling 'monthly parking near hospital.' This is recurring revenue you're not collecting.
Validation is a black hole
Your tenants want to validate parking. Today it's hand-stamps and informal coupons. You can't accurately bill anyone for the amenity. You get blamed for tows you didn't authorize.
Event-day pricing isn't a thing
UVA football. JPJ shows. Graduation. Every Friday night downtown. Your pay machines charge the same $5 they charged on a Tuesday morning. SpotHero will sell that demand to your same lot if you let them. They take 20%.
What you'll actually run
Monthly leases
Recurring revenue, productized
A public landing page per lot, optimized for local search. Drivers apply, e-sign, and pay via Stripe Subscription with proration. License plate is the permit. Cancel in one click.
Hourly with validation
Tenants can validate, you can bill them
Driver QR scan. Per-business grace windows. Host-stand tablet validation. POS webhook integration. Tow dispatch with photo evidence and Va. § 46.2-1231 signage compliance gating.
Event pricing
Premium rates, captured upstream
Pre-booked spots for game days, concerts, festivals. Camera cross-checks at entry. Replaces SpotHero's 20% take with your own listing. Operator sets the rate per event.
Numbers assume an 80-spot lot with reasonable utilization. Adjust to your portfolio in the calculator on the homepage.
Side by side
| With Curb | Today | |
|---|---|---|
| Your take of revenue | 100% | 85–92% |
| Monthly statement timing | Real-time dashboard | 2–3 weeks late |
| Pricing flexibility | Change in 30 seconds | Email + 2-week change order |
| Customer relationship | You own it | Manager owns it |
| Tenant validation billing | Native, tracked per tenant | Manual, often disputed |
| Event-day pricing | Per event, in dashboard | Not supported |
| Monthly lease website | SEO-optimized landing per lot | Doesn't exist |
| Lock-in | Month-to-month | Multi-year management contract |
90 days, no cost. We install, you keep 100%.
For the first five lot owners. We handle the build, the signage, the A2P 10DLC filing, the Stripe setup. You keep 100% of revenue. After 90 days you decide whether to continue on a paid SaaS agreement or a revenue share.
Reserve a pilot slot