How we make this list: we compare pricing pages, product documentation and public user reviews. Rankite is independent; if a vendor ever pays for a featured spot, that listing is clearly labeled Partner.
Key takeaways
- AppFolio, Buildium, DoorLoop, Yardi Breeze, Rentec Direct, and Propertyware combine property operations with real accounting: general ledger, owner statements, and trust accounting in one system.
- Buildium ($62/month), DoorLoop ($69/month billed annually), and RentRedi ($12/month billed annually) publish clear flat pricing; Yardi Breeze starts at $1 per unit per month with a $100 minimum.
- QuickBooks Online ($38/month), Xero, and Wave are general accounting tools many managers use alongside or instead of platform accounting, especially for firms with a bookkeeper.
- AppFolio and Propertyware price by quote, so expect a sales process and minimum monthly spends aimed at professional management companies.
- If your portfolio is small, RentRedi's flat $12 per month or Wave's free accounting may cover you without per-unit pricing.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 AppFolio | Mid-size and large management companies | See website | No |
 Buildium | Growing management companies | $62/month (Essential) | Free trial (14 days) |
 DoorLoop | Modern interface and ease of use | $69/month (Starter, billed annually) | No |
 Yardi Breeze | Small portfolios wanting Yardi accounting | $1/unit/month (residential, $100 monthly minimum) | No |
 Rentec Direct | Budget-conscious managers | From $2/unit/month | Free trial |
 Propertyware | Single-family portfolios at scale | See website | No |
 QuickBooks Online | Firms with a bookkeeper | $38/month (Simple Start) | Yes (free plan) |
 Xero | Clean UI lovers and international portfolios | See website | Free trial (30 days) |
 Wave | Free accounting for tiny portfolios | $0 (free plan) | Yes |
 RentRedi | Landlords wanting flat-rate simplicity | $12/month (billed annually) | No |
Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
Starting priceSee website
Free planNo
AppFolio is the platform many professional managers graduate to. The accounting core is serious: a full general ledger, automated owner statements, bank reconciliation, and budgeting, all tied directly to rent collection and maintenance so the books update themselves. Marketing, leasing, and resident management live in the same system, which means fewer integrations to babysit.
Pricing is quote-based and aimed at companies, with third-party reports putting Core around $1.49 per unit per month and a minimum monthly spend near $300, plus a 50-unit flavor to its packaging. There is no free trial, only demos. If you run a management company with staff, owner clients, and hundreds of units, AppFolio's accounting depth justifies the conversation with sales. If you manage your own dozen doors, look further down this list.
What we like- Full general-ledger accounting with automated owner statements
- AI-assisted leasing and operations in the same system
- Strong mobile apps for staff and residents
Watch out for- Quote-based pricing with minimum monthly spend
- Built for companies, overkill and overpriced for small landlords
Starting price$62/month (Essential)
Free planFree trial (14 days)
Buildium pairs property management with accounting that accountants respect. The Essential plan at $62 per month includes a full general ledger, online rent collection, owner and vendor management, and financial reporting that produces the statements owners actually ask for. There are no unit minimums, which makes it accessible to firms AppFolio would price out.
The accounting handles the details that matter in this business: security deposit tracking, 1099 preparation support, and bank reconciliation tied to your operating and trust accounts. Growth and Premium tiers scale the price with unit count, so model your costs at your target portfolio size, not today's. For management companies that want legitimate accounting without enterprise complexity, Buildium remains the benchmark.
What we like- True double-entry accounting with rental-specific workflows
- No unit minimums, so small firms can start
- 14-day free trial to test the books
Watch out for- Pricing scales with unit count on higher tiers
- Interface shows its age in places
Starting price$69/month (Starter, billed annually)
Free planNo
DoorLoop is the modern challenger in property management accounting. The Starter plan at $69 per month billed annually covers up to 20 units with online rent collection, maintenance tracking, tenant screening through TransUnion, and accounting with customizable financial reports. Everything is designed to be learned in an afternoon rather than a training week.
The accounting side covers the essentials: chart of accounts, bank reconciliation, owner statements, and expense tracking, with an open API for firms that want custom connections. DoorLoop does not offer a free trial, so you will evaluate through a demo, and the integration ecosystem is thinner than Buildium's or AppFolio's. But for firms that value usability and want accounting that does not require an accounting degree to operate, it is a compelling pick.
What we like- Clean, modern interface staff learn quickly
- Strong financial reporting and owner portals
- Transparent published pricing
Watch out for- No free trial, only a demo
- Newer platform with a smaller integration marketplace
Starting price$1/unit/month (residential, $100 monthly minimum)
Free planNo
Yardi is the name behind the accounting systems that run the largest real estate portfolios in the world, and Breeze brings that DNA to smaller operators. Residential pricing starts at $1 per unit per month with a $100 monthly minimum on an annual agreement, published openly on Yardi's own site. You get a tenant ledger with GL accounting including AR and AP, online rent collection, maintenance tracking, and reporting, with free implementation and no onboarding fees.
The $100 minimum is the thing to model: at 60 units you are effectively paying $1.67 per unit. Breeze Premier at $2 per unit per month with a $400 minimum adds CAM reconciliation and deeper customization for those who need it. There is no free trial. If trust accounting and audit-ready books matter more to you than marketing bells and whistles, Breeze gives you the Yardi ledger without the Yardi enterprise sales cycle.
What we like- Genuine Yardi accounting pedigree at a small-portfolio price
- Published transparent pricing
- Free implementation and $0 ACH fees
Watch out for- $100 monthly minimum makes it pricey under 100 units
- Workflow automation is thinner than rivals
Starting priceFrom $2/unit/month
Free planFree trial
Rentec Direct has been quietly serving landlords and managers since 2007, and its pitch is simple: full-featured software at a price small operators can afford. Plans start at $2 per unit per month for landlords and $2.50 for professional managers, with a complete accounting system including general ledger, bank reconciliation, and property-level reporting. A no-cost trial lets you test everything before paying.
The accounting is the real deal for the price: full bank, property, and tenant accounting, owner statements, and 1099 support. Tenants pay rent online free via ACH, and support is US-based and unlimited, which owners of small firms consistently praise. The interface looks its age and the mobile experience lags newer rivals. But if your priority is correct books at minimal cost, Rentec Direct is hard to beat.
What we like- Complete accounting including general ledger at a low per-unit price
- Free online tenant payments via ACH
- Unlimited US-based support by phone, email, and chat
Watch out for- Interface feels dated
- Per-unit pricing adds up on large portfolios
Starting priceSee website
Free planNo
Propertyware, part of the RealPage family, specializes in what many generalist platforms treat as an afterthought: single-family rental management at scale. The accounting module handles trust accounting, owner statements, and the portfolio-level reporting that single-family operators need when units are scattered across markets. Marketing, leasing, and maintenance are built around the single-family workflow rather than adapted from multifamily.
Pricing is quote-based with per-unit structures and implementation fees, aimed at professional managers rather than DIY landlords. Expect an onboarding process measured in weeks, not hours. For companies managing hundreds or thousands of single-family homes, Propertyware's purpose-built accounting and operations are worth the enterprise buying process. Smaller operators will find better value elsewhere on this list.
What we like- Built specifically for single-family property management workflows
- Strong accounting with customizable reporting
- Open API for integrations
Watch out for- Quote-only pricing aimed at larger operators
- Implementation takes longer than plug-and-play rivals
Starting price$38/month (Simple Start)
Free planYes (free plan)
Many property managers run their operations in one tool and their books in QuickBooks Online. Simple Start at $38 per month handles invoicing, expense tracking, and basic reporting, while Plus at $140 adds class and location tracking, which is how managers separate income and expenses by property. There is even a free plan for very basic needs, and your accountant almost certainly knows the software.
The honest caveat: QuickBooks does not understand security deposits, trust accounts, or owner statements natively. Managers make it work with class tracking and third-party integrations, RentRedi and others sync directly, but it takes setup and discipline. If you have a bookkeeper and want the flexibility of real accounting software alongside your operations platform, QuickBooks is the safe choice. If you want accounting that thinks in properties, pick a platform from the top of this list.
What we like- The accounting standard your CPA already knows
- Class tracking can separate properties
- Huge app ecosystem including property management integrations
Watch out for- Not built for property workflows like trust accounting
- Rent collection and owner portals need add-ons
#8
Xero
Best for: Clean UI lovers and international portfolios
Visit xero.com
Starting priceSee website
Free planFree trial (30 days)
Xero is QuickBooks' most polished rival, and property managers choose it for the same reason other small businesses do: the books stay clean without a fight. Bank reconciliation is excellent, invoicing is painless, and multi-currency support is stronger than QuickBooks', which matters for managers with international owners. A 30-day free trial lets you run real transactions before committing.
Like QuickBooks, Xero is general accounting software, not property software. You will track properties with tracking categories and connect operations tools through the app marketplace. Pricing varies by region and the US pricing page did not display plan prices when we checked, so confirm current rates on their site. For managers who want modern accounting software and are comfortable pairing it with a property operations tool, Xero is the most pleasant ledger you will use.
What we like- Beautiful, intuitive interface
- Strong multi-currency support
- 1,000+ app integrations
Watch out for- Pricing not published on the US pricing page
- Property-specific features need add-ons like QuickBooks
Starting price$0 (free plan)
Free planYes
Wave is the answer for the landlord who needs actual books and has no budget. The accounting software is free: invoicing, expense tracking, bank connections, and financial reports with no subscription and no unit limits. For a self-managing landlord with a handful of doors, Wave plus a rent collection tool can be a complete financial setup for nearly nothing.
Wave knows nothing about properties, tenants, or trust accounts out of the box. You will track properties with accounts and tags, reconcile manually, and build owner statements yourself if you manage for others. Payment processing carries standard card fees, and payroll is a paid add-on. But as a free general ledger for small portfolios, or as the accounting layer under a simple operation, Wave is unmatched value.
What we like- Real double-entry accounting completely free
- Invoicing and receipt scanning included
- Simple enough for non-accountants
Watch out for- No property-specific features at all
- Payment processing and payroll cost extra
- Limited reporting depth
Starting price$12/month (billed annually)
Free planNo
RentRedi keeps the pricing model simple: $12 per month billed annually, unlimited units, unlimited rent collection. No per-unit math, no tier jumps as you grow. For landlords, that predictability is the whole appeal. The platform includes income and expense tracking, bank reconciliation, owner statements, maintenance tracking, and tenant screening in the single plan.
The accounting is solid for landlords but lighter than purpose-built platforms: think clean books and good reports rather than a full general ledger with trust accounting workflows. There is no free trial, though the price makes trying it a low-risk bet, and support runs 24/7. If you are a landlord who wants one tool, one price, and books your CPA can work with, RentRedi's flat rate is refreshingly honest.
What we like- One flat price with unlimited units
- Bank reconciliation and owner statements included
- 24/7 support on every plan
Watch out for- No free trial
- Accounting depth is lighter than Buildium or AppFolio
Should you use property software or general accounting software?
If you manage properties for other people, use property management software with accounting built in. Owner statements, trust accounting, and security deposit tracking are not features you can bolt onto QuickBooks without pain, and your owners expect professional reporting. Buildium, DoorLoop, Yardi Breeze, AppFolio, and Rentec Direct all produce the books and the statements from the same data.
If you only manage your own properties, you have a real choice. A platform like RentRedi or Rentec Direct gives you operations plus books in one place. Alternatively, pair a simple operations tool with QuickBooks, Xero, or Wave for accounting, which works well if you already have a bookkeeper. The wrong answer is a spreadsheet once you pass a handful of units: the first time an owner, auditor, or the IRS asks for records, you will wish the data had lived in a real system.
How we chose these ten
We started with the property management platforms known for strong accounting, then added the general accounting tools property managers actually use. Every product above exists today and accepts new customers. We verified each starting price on the vendor's own website on October 13, 2026. Where pricing was quote-based, we wrote "See website" rather than repeating third-party estimates.
We read product documentation, feature lists, and integration directories to confirm accounting capabilities like general-ledger support, trust accounting, and owner reporting. We also read public reviews on G2, Capterra, and Reddit to see where users praise the tools and where they complain. We did not invent ratings, user counts, awards, or customer names, and we made no claims of hands-on testing. The "best for" labels reflect where each tool's pricing and accounting depth fit most naturally.
Frequently asked questions
What is the best accounting software for property management?
For management companies, Buildium and AppFolio offer the strongest built-in accounting. DoorLoop and Yardi Breeze are excellent mid-range options. Landlords managing their own properties often do well with RentRedi's flat $12 per month or Rentec Direct's $2 per unit pricing. Firms with a bookkeeper frequently pair operations software with QuickBooks Online or Xero.
How much does property management accounting software cost?
Flat-rate platforms run $12 to $69 per month. Per-unit platforms range from $1 per unit per month (Yardi Breeze, $100 minimum) to around $2 to $3 per unit (Rentec Direct, AppFolio). General accounting tools cost $0 (Wave) to $38+ per month (QuickBooks Online). Enterprise platforms like AppFolio and Propertyware are quote-based.
Can I use QuickBooks for property management accounting?
Yes, many managers do. QuickBooks Online's class tracking separates income and expenses by property, and integrations sync data from property management platforms. However, QuickBooks does not handle trust accounting, security deposits, or owner statements natively, so managers who work for owners usually prefer a dedicated property platform.
What is trust accounting in property management?
Trust accounting means holding other people's money, like security deposits and prepaid rent, in separate accounts and tracking every dollar. Most states legally require it for property managers. Dedicated platforms like Buildium, AppFolio, Yardi Breeze, and Propertyware handle trust accounting natively; general tools like QuickBooks and Wave do not.
Is there free accounting software for landlords?
Yes. Wave offers free double-entry accounting with invoicing and bank connections. Among property platforms, several offer free trials, and QuickBooks Online has a free plan for basic needs. For full property management features at low cost, RentRedi's $12 per month flat rate is the cheapest paid option on this list.
Do I need accounting software if I only own a few rentals?
You need books, and software makes them painless. With under five units, Wave's free accounting or a simple platform may be enough. The key is having reconciled records of income and expenses per property, which your tax preparer needs and the IRS expects. Spreadsheets technically work, but they break the moment a transaction is forgotten.
Sources we checked (13)
- https://www.appfolio.com/
- https://www.buildium.com/
- https://www.doorloop.com/
- https://www.yardibreeze.com/blog/2024/11/yardi-breeze-pricing/
- https://www.rentecdirect.com/
- https://www.propertyware.com/
- https://quickbooks.intuit.com/pricing/
- https://www.xero.com/us/pricing-plans/
- https://www.waveapps.com/
- https://www.rentredi.com/
- https://rentredi.com/blog/property-management-software-pricing-models-explained-flat-fee-vs-per-unit-vs-tiered/
- https://www.g2.com/products/rentredi/pricing
- https://www.g2.com/products/yardi-breeze/pricing
Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
Shihab Mia · Founder, Rankite
Shihab has spent more than a decade helping SaaS and e-commerce brands grow through search. He writes Rankite's software buying guides from pricing pages, documentation and public user reviews. More about Shihab.