Procore prices its construction software on each customer's annual construction volume, with unlimited users, so revenue grows as builders grow. In full-year 2025 revenue was $1,323 million, up 15%, with gross revenue retention of 95% and net revenue retention of 106%. Because it never charged per head, it isn't exposed to customers cutting staff or replacing them with AI.
Key takeaways
- 2025 revenue: $1,323 million, up 15%, with 2026 guidance of $1,489 million to $1,494 million.
- Gross revenue retention 95%, net revenue retention 106%: customers stay, and on average spend a little more.
- 2,710 customers pay more than $100,000 a year, up 16%.
- Volume-based pricing expands in good years and contracts in bad ones. You still need new logos.
Picture a builder looking at project management software.
They like the idea of getting every site supervisor, subcontractor and project manager onto the same system. Then they see the price per user and do the math. Suddenly only three people get logins and everyone else keeps using spreadsheets.
Procore's pricing page said something different: "Explore unlimited plans for every builder and budget."
I opened Chapter 4 of The Subscription Playbook with that line, and with a question. How can anyone offer unlimited users and still make money?
The answer: don't charge for users at all.
The numbers: full-year 2025
| Metric | Full-year 2025 (reported 12 Feb 2026) |
|---|---|
| Revenue | $1,323 million, up 15% |
| Gross revenue retention | 95% |
| Net revenue retention | 106% |
| Organic customers | 17,850 |
| Customers paying more than $100,000 a year | 2,710, up 16% |
| 2026 revenue guidance | $1,489 million to $1,494 million (about 13% growth) |
Procore also bought Datagrid to speed up its AI work.
How does Procore's pricing work?
Procore charges an annual fee based on how much construction each customer does in a year, plus the products they choose. Users are unlimited.
That makes construction volume Procore's value metric: the unit that grows as the customer gets more value. A ten-person builder pays less. A hundred-person contractor pays more. Both can put the whole team on.
It's still a subscription. Customers commit to a recurring annual fee. But the price is set by usage, not by headcount. That's the hybrid I described in Chapter 4: usage-based pricing mixed with subscription.
Find a value metric like Procore's
Score your candidate pricing metrics and pick the one that grows with your customers, using the free Value Metric Finder.
Why has it held up?
Three reasons.
1. It grows with the customer
In Chapter 4 I listed three key benefits of usage-based pricing: scaling costs for customers, high retention and a wider customer base. Procore shows all three. Small builders can afford it. As they grow, they pay more, and they can afford that too. 2,710 customers now pay more than $100,000 a year.
2. Customers stay through the cycle
Gross revenue retention of 95% means very little revenue walks out the door. When a builder has a slow year, their fee comes down with their volume. They don't need to cancel. As I wrote in 2022: "Just as Procore scaled up with you as you grew, it scales back down if you need to shrink."
3. It never charged for heads
This one's become more important since the book. In 2026, software priced per seat has a problem: if AI helps a customer do the same work with fewer people, the vendor's revenue falls even though the customer is getting more value. Procore isn't exposed to that, because it never charged for heads. See seat-based vs usage-based pricing for the full comparison.
Worked example: what 95% GRR and 106% NRR mean
Start with $100 of annual revenue from last year's customers.
- Gross revenue retention of 95% means $5 was lost to cancellations and downgrades.
- Net revenue retention of 106% means expansion added back $11.
- $100 − $5 + $11 = $106.
So existing customers alone grew revenue 6%. The rest of Procore's 15% growth had to come from new customers. Run your own numbers with the NRR and GRR calculator.
What the book said in 2022
I used Procore to introduce usage-based pricing, and then went straight to "the miracle of net dollar retention." The stars of that section were JFrog (139% NDR) and Snowflake (158% NDR), both usage-priced and both investor darlings.
I wrote that usage pricing "allows you to tie your pricing directly to the amount of value that users are getting out of the service. The more you give them, the more you earn."
What's happened since
Procore crossed $1 billion and kept going on the same model: $1,323 million in 2025, up 15%, with about 13% growth guided for 2026.
But I'd add a caveat I didn't stress enough in 2022. Net retention of 106% is solid, not spectacular. It's well below the 139% and 158% figures I quoted, and it fell from the boom years as construction slowed and expansion moderated.
That's the trade-off with pricing on your customer's volume. You expand with them in good years. You contract with them in bad ones. Your growth becomes partly a bet on your customers' industry. Gross retention shows they stay; net retention shows how their business is going. You need both numbers, and you need a steady flow of new customers on top. My guide to GRR vs NRR explains how to read them together.
When volume pricing is the wrong choice
If your customers' volume swings wildly, or they can't predict it, a volume-based price can feel like a moving target and make budgeting hard. Add a minimum annual fee or price bands, so the bill is predictable even when the volume isn't.
What you can steal from Procore
- Price on a value metric your customer already tracks. Project value, transactions, revenue band, number of properties, patients seen. Something they know, not something you have to explain.
- Offer unlimited users. It removes the main objection to rollout and makes you the default tool across the client's team. The Value Metric Finder helps you choose what to charge on instead.
- Use bands, not a meter. Procore sets an annual fee by volume. A simple "up to $2 million, up to $5 million, up to $10 million" ladder is easier to sell than a per-unit charge.
- Track gross and net retention separately. Gross shows whether customers stay. Net shows whether they grow.
- Keep winning new customers. Even great net retention won't carry you through a downturn in your customers' industry.
Your next step
List three numbers your customers use to measure the size of their own business. Pick the one that best tracks the value you deliver, and sketch a three-band price around it.
Then compare it with your current per-user or flat price. If the new version is fairer to small customers and earns more from big ones, you've found your Procore model. For another company that dropped seat fees, read how WiseTech killed seat fees.
Frequently asked questions
How does Procore pricing work?
Procore charges an annual fee based mainly on the customer's annual construction volume, plus the products they choose, and includes unlimited users. A small builder pays less and a large contractor pays more. Procore doesn't publish a price list, so customers get a quote based on their volume and needs.
What is Procore's net revenue retention?
Procore reported net revenue retention of 106% and gross revenue retention of 95% for full-year 2025. In plain terms: for every $100 of revenue from existing customers a year earlier, about $5 was lost to churn and downgrades, about $11 was added through expansion, and Procore ended with about $106.
Is Procore usage-based or subscription pricing?
Both. Customers sign an annual subscription, but the price is set by a usage-style value metric (construction volume) rather than by seats. That's a hybrid: the predictability of a subscription with the 'grow as the customer grows' benefit of usage-based pricing.
Why do some SaaS companies offer unlimited users?
Charging per seat makes customers ration logins, which slows adoption and makes your product less central to their work. Unlimited users removes that objection, so everyone on the project can use the tool. It works when you have another value metric, like Procore's construction volume, that captures the value you deliver.
How does AI affect seat-based pricing?
If AI lets a customer do the same work with fewer people, seat-based revenue falls even when the customer gets more value. Pricing on a business metric (volume, transactions, outcomes) avoids that trap. Procore's construction-volume model is one reason it's less exposed than per-seat software.
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Robert Coorey, MBA
Robert is the author of The Subscription Playbook and Feed a Starving Crowd and a Director at BPAG Accountants in Sydney. More about Robert.
Sources
Facts and prices checked 27 October 2026. Spotted something out of date? Tell us.