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.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 AppFolio | Growing residential and commercial portfolios wanting the modern suite | See website (custom quote) | No (no free plan or trial; live demo available) |
 Buildium | Small to mid-size managers with residential-leaning portfolios | $62/month (Essential) | Free trial (14 days, no credit card); no free plan |
 Yardi Breeze | Cost-conscious managers who want transparent per-unit pricing | $2/unit/month (Breeze Commercial, $200 monthly minimum) | No (no free plan or trial) |
 Entrata | Large multifamily operators and enterprise portfolios | See website (custom quote) | No (no free plan or trial; live demo available) |
 MRI Software | Enterprises with complex, mixed portfolios | See website (custom quote) | No (no free plan or trial) |
 Propertyware | Single-family rental portfolios | $1.00/unit/month (Basic, $250 monthly minimum) | Limited-access free trial; no free plan |
 RentRedi | Self-managing landlords who want one flat price | $12/month (annual billing; $29.95 monthly) | No free plan or trial; 30-day money-back guarantee |
 DoorLoop | Small managers wanting the full suite at a flat-ish price | $69/month (Starter, annual, up to 20 units) | Free trial (24 hours); no free plan |
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We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
Key takeaways
- Commercial property software is priced per unit with monthly minimums: Yardi Breeze Commercial ($2/unit, $200 minimum) is the transparent pick, while AppFolio, Entrata and MRI are quote-only.
- Small operators should look at DoorLoop ($69/month for 20 units) or RentRedi ($12/month flat, unlimited units): both undercut per-unit pricing dramatically at small scale.
- Buildium ($62/month) and Propertyware ($1/unit) lean residential and single-family; commercial-heavy portfolios should verify commercial lease features before buying.
- The minimums matter more than the per-unit rate: a 50-unit portfolio pays the $200-$250 minimum on every per-unit tool, not the headline rate.
The best commercial property management software
A dollar per unit per month sounds cheap until you multiply it by 400 units and add the $250 monthly minimum, the onboarding fee, and the payment processing. Commercial property management software is priced like commercial leases: everything is negotiable, nothing is quite what the brochure says, and the real cost emerges in the fine print. These eight platforms cover the market from $12-a-month landlord tools to enterprise portfolio suites, with the unit economics spelled out for each.
#1
AppFolio
Best for: Growing residential and commercial portfolios wanting the modern suite
Visit appfolio.com
Starting priceSee website (custom quote)
Free planNo (no free plan or trial; live demo available)
AppFolio is the modern standard for growing property managers. Leasing workflows, maintenance coordination, online payments and accounting share one current interface, and the AI leasing assistant handles the after-hours inquiries that used to wait until morning. The platform covers residential and commercial, with the commercial side getting proper lease management.
The pricing went quote-only, which frustrates comparison shopping; third-party reports suggest around $1.40 to $1.50 a unit a month with minimums, but treat that as unverified. Implementation and onboarding add first-year cost. For a manager growing from dozens to hundreds of units who wants one modern system, AppFolio is the default evaluation. For a small landlord, the quote process alone signals it is built for bigger portfolios.
What we like- Modern interface managers and tenants both tolerate
- Strong leasing, maintenance and accounting in one platform
- AI leasing assistant and automation on current tiers
Watch out for- Quote-only pricing with reported per-unit rates and minimums
- Implementation and onboarding add to the first-year cost
#2
Buildium
Best for: Small to mid-size managers with residential-leaning portfolios
Visit buildium.com
Starting price$62/month (Essential)
Free planFree trial (14 days, no credit card); no free plan
Buildium is the transparent mid-market pick: Essential from $62, Growth from $192 and Premium from $400 a month, scaling by unit count, with a real 14-day trial. Leasing, accounting, maintenance and portals are all solid, and the pricing page tells you what things cost, which is rarer than it should be in this category.
The portfolio fit skews residential. Commercial leases with CAM reconciliations, percentage rent and complex escalations need verification against your actual lease structures before you commit. RealPage ownership points the product enterprise-ward over time. For a manager whose portfolio is mostly residential with some commercial mixed in, Buildium fits well. For pure commercial portfolios, verify the commercial depth first.
What we like- Transparent tier pricing from $62 a month
- Covers leasing, accounting, maintenance and resident portals
- 14-day trial with no card needed
Watch out for- Residential-leaning feature set
- Commercial lease complexity (CAM, percentage rent) needs verification
- Owned by RealPage with enterprise direction
#3
Yardi Breeze
Best for: Cost-conscious managers who want transparent per-unit pricing
Visit yardibreeze.com
Starting price$2/unit/month (Breeze Commercial, $200 monthly minimum)
Free planNo (no free plan or trial)
Yardi Breeze is the honest per-unit option. Breeze Commercial at $2 a unit a month with a $200 minimum, no onboarding fees, published on the pricing page: you can compute your exact bill before talking to anyone. For a 200-unit commercial portfolio, that is $400 a month, period. The Yardi name carries weight with owners and lenders who know the enterprise product.
There is no trial, so evaluation is demo-led, and feature depth trails the bigger suites. The minimums also dominate small portfolios: 50 units still pay $200, which is $4 a unit in practice. But for managers who value predictable pricing from an established vendor, Breeze is the straightforward choice. No quotes, no surprises, no onboarding invoice.
What we like- Published per-unit pricing with no onboarding fees
- Commercial-specific product at $2 a unit
- Annual agreement with predictable costs
Watch out for- No trial to evaluate before committing
- Feature depth trails AppFolio and Entrata
- The minimums dominate small portfolios
#4
Entrata
Best for: Large multifamily operators and enterprise portfolios
Visit entrata.com
Starting priceSee website (custom quote)
Free planNo (no free plan or trial; live demo available)
Entrata is the enterprise multifamily platform: marketing, leasing, resident management and accounting in a modular system built for thousands of units. Large operators praise the depth of the leasing and resident lifecycle tools, and the modular pricing lets portfolios buy what they need.
Everything about the purchase is enterprise. Pricing is custom with industry estimates of $4 to $8 a unit a month, implementation is a project, and the product's heart is multifamily; office, retail and industrial portfolios are secondary citizens. For a large multifamily operator, Entrata belongs on the shortlist with AppFolio and Yardi. For commercial portfolios or small managers, it is the wrong category of purchase.
What we like- Deep multifamily feature set with marketing, leasing and resident lifecycle
- Modular platform scales to thousands of units
- Strong reputation among large operators
Watch out for- Enterprise pricing and implementation
- Commercial (non-multifamily) fit is secondary
- Long sales and onboarding cycles
Starting priceSee website (custom quote)
Free planNo (no free plan or trial)
MRI has been doing property software since 1971, and the depth shows. Complex commercial portfolios with mixed asset types, intricate ownership structures and serious reporting requirements are exactly what it was built for. The financial and investment management capabilities exceed the operationally-focused competitors.
The purchase is correspondingly enterprise: quote-only pricing, long sales cycles, implementation projects and an interface that shows its age in places. For a small or mid-size manager this is far more system than needed. For an institutional owner or large manager with genuinely complex portfolios, MRI's depth justifies the process. Match the tool to the complexity you actually have.
What we like- Decades-deep functionality for complex commercial portfolios
- Covers multifamily, commercial, HOA and investment management
- Strong financial and reporting capabilities
Watch out for- Enterprise pricing, sales cycle and implementation
- Interface reflects its long history
- Overkill for small portfolios
Starting price$1.00/unit/month (Basic, $250 monthly minimum)
Free planLimited-access free trial; no free plan
Propertyware is the single-family specialist: scattered-site rentals, owner statements, maintenance coordination across dispersed properties. Published pricing from $1 a unit a month (Basic, $250 minimum) through Plus and Premium tiers is transparent, and RealPage ownership brings industry integration.
For commercial property, be cautious. The product's heart is single-family residential; commercial lease structures are not its strength. The one-time implementation fee (twice the monthly subscription) is an honest but real upfront cost. This entry is here because many "commercial" searches come from mixed-portfolio managers; if your portfolio is actually single-family, Propertyware fits. If it is office or retail, the commercial-first tools above serve you better.
What we like- Published per-unit pricing from $1 a unit
- Purpose-built for single-family rental operations
- RealPage backing with deep rental industry integration
Watch out for- Single-family focus means commercial fit is limited
- One-time implementation fee equals two months of subscription
- Minimums dominate small portfolios
Starting price$12/month (annual billing; $29.95 monthly)
Free planNo free plan or trial; 30-day money-back guarantee
RentRedi's pricing is disarmingly simple: $12 a month on annual billing ($29.95 monthly) for unlimited properties, tenants and team members. No per-unit math, no minimums, no tiers. For a landlord self-managing a handful of commercial or mixed units, it undercuts every per-unit tool by an order of magnitude.
The product matches the price: solid for rent collection, tenant screening and basic management, basic for commercial complexity. Professional managers with staff workflows and owner reporting will outgrow it. But the value proposition is undeniable for its audience. If you manage your own units and want software that costs less than lunch, start here.
What we like- One flat rate for everything: unlimited properties, tenants and team members
- $12 a month annual is the cheapest credible option
- No per-unit math at all
Watch out for- Built for self-managing landlords, not professional managers
- Commercial feature depth is basic
- No trial, though the money-back guarantee softens it
#8
DoorLoop
Best for: Small managers wanting the full suite at a flat-ish price
Visit doorloop.com
Starting price$69/month (Starter, annual, up to 20 units)
Free planFree trial (24 hours); no free plan
DoorLoop packages the full property management suite (accounting, rent collection, maintenance, tenant and owner portals) at flat prices: Starter from $69, Pro from $139 and Premium from $199 a month for up to 20 units on annual billing. For a small manager, that flat structure beats per-unit pricing decisively: 20 units on Yardi Breeze Commercial costs $200 in minimums alone.
The 24-hour trial is the stingiest evaluation on this list; barely enough to click through. Pricing steps up with unit bands, so growing portfolios should map the bands in advance. The vendor is newer with a shorter track record than Yardi or RealPage. But for a small manager wanting everything in one modern system at a predictable price, DoorLoop is the value pick.
What we like- Accounting, rent collection, maintenance and portals in every plan
- Flat pricing up to 20 units beats per-unit tools at small scale
- Modern interface
Watch out for- 24-hour trial is barely an evaluation
- Pricing steps up with unit bands
- Newer vendor with a shorter track record
Frequently asked questions
How much does commercial property management software cost?
From $12 a month to thousands. RentRedi ($12 flat) and DoorLoop ($69 for 20 units) cover small portfolios cheaply. Per-unit tools run $1 to $2 a unit with $200 to $450 monthly minimums (Yardi Breeze, Propertyware). AppFolio, Entrata and MRI are quote-only, with third-party estimates from $1.40 to $8 a unit. Buildium tiers run $62 to $400 a month by unit count.
What is the difference between commercial and residential property management software?
Lease complexity. Commercial leases involve CAM reconciliations, percentage rent, complex escalations, longer terms and tenant improvement accounting; residential is rent collection plus maintenance. Tools built for residential (Buildium, Propertyware) handle commercial basics but verify CAM and percentage rent specifically. Commercial-first tools (Yardi Breeze Commercial, MRI) model these natively.
How many units do I need before software pays for itself?
Fewer than you think. A single commercial unit's rent exceeds a year of RentRedi; the software pays for itself the first time automated rent collection or a CAM reconciliation saves you an afternoon. The real threshold is complexity, not count: multiple tenants, CAM charges or owner reporting justify software at almost any unit count.
Can I migrate from spreadsheets?
Yes, and every vendor expects it. Lease abstracts, tenant ledgers and owner statements import through onboarding, which is usually included or a fixed fee. The painful part is dirty data: incomplete lease terms and untracked CAM history. Clean the critical leases before migration; the software cannot fix what was never recorded.
Should I choose per-unit or flat pricing?
Under about 30 units, flat pricing (RentRedi, DoorLoop) almost always wins. Between 30 and 200, compute both: per-unit tools with minimums often cost the minimum, not the rate. Above 200 units, per-unit pricing with negotiated volume discounts usually wins, and the quote-only enterprise tools become competitive. Always include onboarding and processing in the comparison.
Per-unit pricing and the minimums that matter
The headline rate is marketing; the minimum is the price. Yardi Breeze Commercial at $2 a unit with a $200 minimum costs a 50-unit portfolio $200 a month, which is $4 a unit in practice. Propertyware at $1 a unit with a $250 minimum costs the same portfolio $250. AppFolio's reported ~$1.40 rate with a ~$280 minimum follows the same pattern. Below roughly 100 units, you are paying minimums, not rates.
Negotiate accordingly. The minimum, the onboarding fee and the contract term are all negotiable, especially against competing quotes. Ask for the minimum to step down as units grow, get onboarding capped or waived, and confirm what happens to pricing if you sell units mid-contract. And always add payment processing: 2.9% of collected rent dwarfs the software subscription for most portfolios, and it is rarely in the quoted price.
Commercial is not residential with bigger numbers
The most expensive mistake in this category is buying residential software for a commercial portfolio. CAM reconciliations, percentage rent clauses, complex escalation schedules and tenant improvement amortization are not features you can work around with custom fields; they need native support. A tool that handles them badly will cost you more in accountant hours than the software subscription.
Before you shortlist, write down your three most complex leases and demo each vendor against them specifically. Can it compute the CAM reconciliation? Handle the percentage rent breakpoint? Model the escalation? The vendors that answer confidently are your shortlist. The ones that promise "customization" are telling you it does not do it. Commercial property software is bought on lease complexity, not unit count.
How we chose
We started with the categories buyers actually search: commercial property management software, property management software for commercial real estate, and commercial lease management. For each candidate we checked the vendor's own pricing page, verified plan names and prices against recent pricing roundups and public reviews on G2 and Capterra, and compared feature lists, per-unit pricing and portfolio fit. Where a price could not be verified on the vendor's page we wrote "See website" rather than guessing. The shortlist mixes enterprise suites with small-portfolio tools, because an institutional owner and a self-managing landlord are not buying the same thing.
Sources we checked (10)
- https://www.appfolio.com/pricing/
- https://www.buildium.com/pricing/
- https://www.yardibreeze.com/pricing/
- https://www.entrata.com/pricing/
- https://www.mrisoftware.com/pricing/
- https://www.propertyware.com/pricing/
- https://www.rentredi.com/pricing/
- https://www.doorloop.com/pricing/
- https://www.g2.com/categories/property-management
- https://www.capterra.com/property-management-software/
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.