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
- Buildium ($62/month) and DoorLoop ($69/month) lead the flat-rate camp; per-unit pricing from AppFolio, Yardi Breeze and Rentvine scales with your door count.
- Yardi Breeze at $1 per unit per month ($100 minimum) is the cheapest per-unit option for residential portfolios.
- Rent Manager and Rentvine target established management companies that want customization and API access rather than entry-level simplicity.
- Free trials exist at Buildium, TenantCloud and Propertyware, but most enterprise platforms require demos or sales quotes.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 Buildium | Growing management companies | $62/month (Essential) | Free trial (14 days) |
 AppFolio | Large portfolios and scale | $1.49/unit/month ($298 minimum) | No |
 Yardi Breeze | Affordable per-unit simplicity | $1/unit/month ($100 minimum) | No |
 Rentvine | All-inclusive API-friendly platform | $1.50/unit/month | No |
 TenantCloud | Managers starting lean | $15/month (Starter, billed annually) | Free trial (14 days) |
 DoorLoop | Growing portfolios with automation | $69/month (Starter, billed annually) | No |
 Rent Manager | Customizable mid-market operations | See website | Free trial |
 Propertyware | Single-family rental specialists | $1/unit/month ($250 minimum) | Free trial (15 days) |
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We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
The best software for property managers
Starting price$62/month (Essential)
Free planFree trial (14 days)
Buildium's three plans run Essential from $62 a month, Growth from $192 and Premium from $400, with pricing scaling by unit count and a 14-day free trial that needs no credit card. Every plan covers core accounting, maintenance tracking, leasing, communications and resident portals, with Growth adding enhanced screening and analytics and Premium adds the Lumina AI Workforce, an open API and priority support.
The platform suits management companies that want one system from listing to owner statement. Double-entry accounting, eSignatures, online payments, inspections and a marketplace of integrations cover the full back office, and the AI automation on Premium handles bill scanning, leasing inquiries and maintenance triage.
The honest caveats: transaction fees (EFT, credit card, eSignature) and add-ons like bank account setup can push real costs well above the subscription; the full AI suite sits behind the $400 tier; and there is no free plan. For growing companies that want depth at a flat starting rate, Buildium is the default recommendation.
What we like- Flat-rate entry pricing
- Deep accounting
- 14-day trial with no card
Watch out for- Add-on and transaction fees stack up
- AI features need Premium
- No free plan
Starting price$1.49/unit/month ($298 minimum)
Free planNo
AppFolio prices at $1.49 per unit per month with a $298 monthly minimum and a 50-unit minimum on Core, and its pricing page is now quote-based with add-on services priced individually. The platform covers leasing, accounting, maintenance, inspections, resident communication and owner reporting with AI-assisted workflows, and its resident and owner apps are among the best-reviewed in the category.
The scale story is real. AppFolio powers some of the largest residential management companies in the US, with automation for applications, screening, rent collection, late fees and renewals that keeps staffing flat as portfolios grow. Reporting and business intelligence run deeper than most competitors.
The honest reality: the 50-unit minimum and $298 floor exclude small managers entirely; quote-only pricing makes comparison harder; and add-on fees accumulate. For established companies with real portfolios, AppFolio's per-unit model and automation justify the premium.
What we like- Category-leading scale
- Strong automation
- Mobile resident app
Watch out for- 50-unit minimum locks out small managers
- Pricing now quote-only
- Add-ons raise cost
Starting price$1/unit/month ($100 minimum)
Free planNo
Yardi Breeze residential pricing is $1 per unit per month with a $100 monthly minimum on an annual agreement, with no onboarding, training or support fees; Breeze Premier runs $2 per unit with a $400 minimum. It covers marketing, applications, screening, online payments, maintenance, accounting and reporting with live chat support.
The value proposition is Yardi's accounting pedigree at an entry-level price. Small to mid-size managers get reliable financials, bank reconciliation and owner reporting without enterprise complexity or fees. Setup is fast and the interface stays refreshingly simple.
The honest limits: there is no free trial; customization and integrations are thinner than on Voyager or AppFolio; and it is aimed at smaller portfolios rather than enterprise complexity. For managers who want proven software at $1 a door, Breeze is the budget champion.
What we like- Cheapest per-unit pricing
- No onboarding or training fees
- Yardi-grade accounting
Watch out for- No free trial
- Limited customization
- Caps suit smaller portfolios
Starting price$1.50/unit/month
Free planNo
Rentvine lists one all-inclusive plan from as low as $1.50 per unit per month, with the exact rate quoted by portfolio size plus a one-time setup fee. Everything is included: trust accounting, owner and tenant portals, unlimited e-signatures, maintenance workflows, online applications and screening, an open API and an AI assistant, with 45-day implementation and a dedicated onboarding specialist.
The single-plan model removes the tier guessing game. Managers get every feature at their door count, and the open API plus customizable dashboards appeal to companies that want their own tech stack around the core. Trust accounting and company-fund separation are built for real PM company books.
The honest caveats: there is no free trial; "$1.50" is a floor, not a quote; and the setup fee adds to first-year cost. For established companies that want everything included and an API to build on, Rentvine is a strong modern choice.
What we like- Single all-inclusive plan
- Open RESTful API
- Trust accounting included
Watch out for- No free trial
- Exact rate is quote-based
- Setup fee applies
Starting price$15/month (Starter, billed annually)
Free planFree trial (14 days)
TenantCloud's Starter plan is $15 a month billed annually, with a 14-day free trial, covering online rent collection, listings, applications, screening, maintenance tracking and basic accounting for landlords scaling into management. It grew as a landlord tool and keeps that accessible pricing and interface.
The entry point is the appeal. Independent managers and landlord-managers get professional rent collection, tenant portals and maintenance workflows at a fraction of enterprise pricing, with the option to scale into higher tiers as portfolios grow. TurboTenant's acquisition adds listing syndication reach.
The honest limits: accounting and owner reporting cannot match Buildium or AppFolio; larger companies will outgrow it; and pricing has shifted under the TurboTenant umbrella. For managers starting lean with a handful of doors, TenantCloud is the affordable on-ramp.
What we like- Low starting price
- Free trial
- Landlord-friendly roots
Watch out for- Depth lags enterprise tools
- Higher tiers add cost
- Acquired by TurboTenant
Starting price$69/month (Starter, billed annually)
Free planNo
DoorLoop's Starter is $69 a month billed annually ($79 monthly) for up to 10 units, with Pro at $149 and Premium at $209 covering accounting and financials, CRM, maintenance, RapidRent payments, screening, eSignatures, owner portals and integrations. There is no free plan and only a 24-hour trial.
The automation pitch targets managers drowning in manual work. Reminders, late fees, maintenance workflows, owner statements and customizable dashboards reduce the staffing needed per door, and QuickBooks Online sync on Pro keeps external books in line. The platform scales from 10 units to thousands without migration.
The honest reality: $69 a month is steep against Buildium's $62 and the per-unit options; the trial is effectively a demo; and transaction fees add up. For managers who want modern automation at a flat rate, DoorLoop competes well.
What we like- Flat-rate from $69
- Strong automation
- Scales to thousands of units
Watch out for- No free plan
- 24-hour trial only
- Per-unit costs grow at scale
Starting priceSee website
Free planFree trial
Rent Manager by London Computer Systems is quote-based, historically reported around $1 to $2.50 per unit per month with monthly minimums, and offers Basic, Plus and Premium bundles with a free trial. It covers complete accounting, reporting, marketing and leasing, maintenance, owner and tenant portals, unlimited custom fields and workflows, now enhanced with Orion AI.
The customization depth is unmatched. Rent Manager handles residential, commercial, manufactured housing, self storage and mixed portfolios in one database, with custom fields, workflows and reporting that adapt to unusual operations. It runs as desktop or cloud software, suiting companies with specific infrastructure needs.
The honest caveats: quote-only pricing makes budgeting harder; the interface and learning curve reflect its long history; and implementation takes effort. For mid-market companies with complex or mixed portfolios that off-the-shelf tools cannot handle, Rent Manager is the customizer's pick.
What we like- Deep customization
- All property types
- Desktop and cloud options
Watch out for- Quote-only pricing
- Learning curve
- Interface shows its age
Starting price$1/unit/month ($250 minimum)
Free planFree trial (15 days)
Propertyware starts at $1 per unit per month with a $250 monthly minimum on the Basic plan (up to 250 units), with Plus at $1.50 ($350 min) and Premium at $2 ($450 min), plus an implementation fee and a 15-day free trial. The RealPage-owned platform is purpose-built for single-family and scattered-site portfolios with customizable accounting, open REST APIs and automated fee scheduling.
The single-family focus matters. Scattered-site management needs bulk operations, vendor coordination across markets and owner reporting by property, and Propertyware was designed for exactly that. The open APIs and fee automation suit institutional and large SFR operators.
The honest reality: the $250 minimum excludes small managers; implementation fees add to year one; and RealPage ownership brings enterprise weight to sales and support. For SFR-focused companies at scale, Propertyware is the specialist tool.
What we like- Built for single-family portfolios
- Customizable accounting
- Open APIs
Watch out for- $250 monthly minimum
- Implementation fee
- RealPage enterprise weight
What to compare before you buy
Flat rate versus per unit
Flat-rate platforms (Buildium from $62, DoorLoop from $69, TenantCloud from $15) favor small portfolios; per-unit platforms (Yardi Breeze $1, Rentvine $1.50, AppFolio $1.49, Propertyware $1) favor large ones. Model your cost at your current door count and your 12-month target, including minimums, because the cheapest option flips as you grow.
Transaction and onboarding fees
Subscription prices are only part of the bill. EFT and credit card processing fees, eSignature costs, bank account setup fees and one-time implementation fees (Rentvine, Propertyware) can add hundreds a month. Ask every vendor for total cost of ownership in writing before signing.
How we chose
We compared the leading platforms property management companies actually run on, using 2026 vendor pricing pages and industry coverage. Every platform had to serve professional managers (not just DIY landlords) with accounting, maintenance and owner reporting, and be live today. Prices reflect vendor-published figures; quote-only platforms are marked "See website". We did not run hands-on trials; this guide reflects documented capabilities as presented by each vendor.
Frequently asked questions
How much does property management software cost?
Entry-level flat-rate plans run $15 to $69 a month (TenantCloud, Buildium, DoorLoop). Per-unit pricing runs $1 to $2.50 per unit per month with minimums from $100 to $400 (Yardi Breeze, Rentvine, AppFolio, Propertyware). Enterprise platforms are quote-only. Transaction fees add to every option.
What is the cheapest property management software for small companies?
Yardi Breeze at $1 per unit per month ($100 minimum) and TenantCloud at $15 a month are the cheapest professional options. Buildium's Essential at $62 a month is the cheapest flat-rate platform with full accounting. Free landlord apps like Innago or Avail work for managers with a few doors but lack owner reporting.
Do property management platforms include accounting?
The professional platforms here all include accounting: Buildium, AppFolio, Yardi Breeze, Rentvine, DoorLoop, Rent Manager and Propertyware offer double-entry or full trust accounting with bank reconciliation and owner statements. That is the main reason they cost more than free landlord apps.
Can tenants pay rent online through these platforms?
Yes. Every platform here supports online rent collection via ACH and cards, with tenant portals or apps. Processing fees vary: ACH is cheapest, cards run around 3 percent, and some platforms charge per-transaction EFT fees. Confirm who pays the fees before committing.
Which is better, Buildium or AppFolio?
Buildium suits growing companies with flat-rate pricing from $62 a month and no unit minimums. AppFolio suits larger portfolios with per-unit pricing at $1.49 and a 50-unit minimum, plus deeper automation and AI. Companies under 50 units generally cannot use AppFolio Core.
How long does implementation take?
It varies widely: Yardi Breeze and TenantCloud can be live in days, Buildium and DoorLoop take weeks, and Rentvine advertises 45-day implementation with a dedicated specialist. Rent Manager and Propertyware implementations are the longest. Ask for a written timeline tied to your portfolio size.
Sources we checked (8)
- https://www.buildium.com/pricing/
- https://www.appfolio.com/pricing/
- https://www.yardibreeze.com/pricing/
- https://www.rentvine.com/pricing/
- https://www.tenantcloud.com/pricing/
- https://www.doorloop.com/pricing/
- https://www.rentmanager.com/pricing/
- https://www.propertyware.com/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.