How we make this list: we compare pricing pages, product documentation and public user reviews. Ratings come from G2, Capterra or Trustpilot, with the date we checked them.
Key takeaways
- AppFolio suits managers with 50 or more units at $1.49 per unit per month, while Yardi Breeze suits small portfolios at $1 per unit per month with a $100 minimum.
- Buildium suits growing residential portfolios at $62 per month flat, while DoorLoop suits modern teams at $69 per month billed annually.
- RentRedi suits self-managing landlords at $12 per month billed annually, while TurboTenant suits independent landlords with a genuinely free core.
- Per-unit plans typically cost $1 to $9 per unit per month, so model your cost at double your current unit count before buying.
- Screening fees of $35 to $55 per applicant and payment processing sit outside most list prices, so add them to the real total.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 AppFolio | Managers with 50 or more units | $1.49 per unit per month | No |
 Buildium | Growing residential portfolios | $62 per month | No |
 Yardi Breeze | Small portfolios, Yardi accounting | $1 per unit per month | No |
 DoorLoop | Modern interface, AI assistance | $69 per month | No |
 RentRedi | Self-managing landlords, flat price | $12 per month | No |
 TenantCloud | DIY landlords, accounting depth | $15 per month | No |
 TurboTenant | Independent landlords, free core | Free | Yes |
 Rent Manager | Professional management companies | See website | 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Is your product missing or out of date?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.
The best property management software options
#1AppFolio
Best for: Managers with 50 or more units4.6/5 on
G2 (1,203 reviews, checked Oct 2026)
Visit appfolio.com
Starting price$1.49 per unit per month
Free planNo
AppFolio is the enterprise pick for property managers with 50 or more units, at $1.49 per unit per month for Core with a 50-unit minimum in 2026 comparisons, though some listings now show quote based pricing with a minimum near $298 per month. It combines property operations with real accounting, including general ledger, owner statements, and trust accounting, plus listings, screening, rent collection, maintenance, and owner portals. AppFolio rates 4.4 out of 5 in one comparison.
The trade off is scale against minimums. AppFolio suits mid-size and large management companies, but managers under 50 units should look elsewhere. AppFolio fits professional management companies with 50 plus units.
What we like- Full operations plus real accounting
- Owner statements and trust accounting
- Strong reporting
- Large portfolio scale
- Mobile app and owner portal
Watch out for- 50-unit minimum
- Minimum monthly spend near $298 in some reports
- No free plan
- Pricing now quote based in some listings
- Overkill under 50 units
#2Buildium
Best for: Growing residential portfolios4.4/5 on
G2 (285 reviews, checked Oct 2026)
Visit buildium.com
Starting price$62 per month
Free planNo
Buildium suits growing residential portfolios that need structure, at $62 per month for Essential, with online rent payments, accounting and reporting, maintenance tracking, tenant screening, a mobile app, and an owner portal. A 14-day free trial lets teams test before buying, and Buildium produces tax-ready reports that cut bookkeeping work. Buildium rates 4.3 out of 5 in one comparison.
The trade off is flat price against growth tiers. Buildium is simple at $62 per month, but advanced workflows need the growth plan near $192 per month in one report. Buildium fits growing management companies with 1 to 500 units.
What we like- Flat $62 per month Essential start
- Strong accounting and tax-ready reports
- Listings, screening, rent collection, maintenance
- 14-day free trial
- Good for 1 to 500 units
Watch out for- Advanced workflows locked behind $192 growth plan in one report
- No free plan
- Per-unit paid tiers can beat flat price at scale
- Commercial depth trails Yardi Breeze Premier
#3Yardi Breeze
Best for: Small portfolios, Yardi accounting4.1/5 on
G2 (374 reviews, checked Oct 2026)
Visit yardibreeze.com
Starting price$1 per unit per month
Free planNo
Yardi Breeze suits small portfolios that want the Yardi name without Yardi complexity, at $1 per unit per month for residential with a $100 monthly minimum on an annual agreement. It covers rent payments, accounting, maintenance, screening, and an owner portal, with Premier adding commercial lease modeling, CAM charges, and multi-tenant billing at $2 per unit per month. Yardi Breeze rates 4.2 out of 5 in one comparison.
The trade off is brand accounting against minimums. Yardi Breeze gives small portfolios real Yardi accounting, but the $100 minimum means a 5-unit portfolio still pays $100. Yardi Breeze fits small landlords scaling up and mixed portfolios.
What we like- Yardi accounting without Yardi complexity
- $1 per unit per month residential
- $100 monthly minimum
- Annual agreement
- Mixed residential plus commercial in Premier
Watch out for- $100 monthly minimum binds tiny portfolios
- Premier costs $2 per unit with a $400 minimum for HOA
- No free plan
- Mobile app is limited in some reports
#4DoorLoop
Best for: Modern interface, AI assistance4.8/5 on
G2 (254 reviews, checked Oct 2026)
Visit doorloop.com
Starting price$69 per month
Free planNo
DoorLoop suits managers who want modern software with AI assistance, at $69 per month for Starter billed annually, with DoorLoop One at $2.50 per unit per month and a $199 monthly minimum in another listing. It covers rent payments, accounting, maintenance, screening, a mobile app, and an owner portal, with a demo and 30-day guarantee. DoorLoop rates 4.4 out of 5 in one comparison.
The trade off is modern ease against tier jumps. DoorLoop onboards easily, but pricing jumps from $69 to $149 before premium in one report. DoorLoop fits growing companies that value ease of use and modern design.
What we like- Modern interface and ease of use
- AI assistance
- $69 per month Starter billed annually
- DoorLoop One at $2.50 per unit with a $199 minimum
- Demo plus 30-day guarantee
Watch out for- No free plan
- Price jumps to $149 before premium in one report
- $199 minimum on DoorLoop One binds small portfolios
- Advanced tiers cost more
#5RentRedi
Best for: Self-managing landlords, flat price4.4/5 on
G2 (207 reviews, checked Oct 2026)
Visit rentredi.com
Starting price$12 per month
Free planNo
RentRedi suits self-managing landlords who want one flat price, at $12 per month billed annually or $29.95 per month billed monthly in 2026 comparisons. It covers listings, applications, screening, rent collection, and maintenance without per-unit math, so costs stay predictable as units grow. Flat rate wins once a portfolio passes about 15 to 20 units, compared with per-unit plans.
The trade off is simplicity against accounting depth. RentRedi keeps pricing simple, but advanced accounting trails Buildium and AppFolio. RentRedi fits self-managing landlords who want flat-rate simplicity.
What we like- Flat price simplicity
- $12 per month billed annually
- $29.95 per month billed monthly
- Listings, screening, rent collection, maintenance
- No per-unit math
Watch out for- No free plan
- Advanced accounting trails Buildium
- Owner portal depth is moderate
- Per-unit plans can beat flat price at very large scale
#6TenantCloud
Best for: DIY landlords, accounting depth4.4/5 on
G2 (300 reviews, checked Oct 2026)
Visit tenantcloud.com
Starting price$15 per month
Free planNo
TenantCloud suits DIY landlords who want accounting depth on a budget, at $15 per month for Starter billed annually. It covers listings, applications, screening, rent collection, maintenance, accounting, and an owner portal, with a mobile app for on-the-go management. TenantCloud is a strong budget pick for landlords who care most about bookkeeping.
The trade off is budget accounting against polish. TenantCloud gives good accounting cheaply, but its interface is utilitarian and advanced features need higher tiers. TenantCloud fits DIY landlords who want accounting depth without a large monthly bill.
What we like- Accounting depth on a budget
- $15 per month Starter billed annually
- Listings, screening, rent collection, maintenance
- Mobile app and owner portal
Watch out for- No free plan
- Advanced features need higher tiers
- Interface is utilitarian
- Support depth trails larger vendors
#7TurboTenant
Best for: Independent landlords, free core4.6/5 on
G2 (106 reviews, checked Oct 2026)
Visit turbotenant.com
Starting priceFree
Free planYes
TurboTenant suits independent landlords who want free core tools with paid upgrades, at $0 per month for the free plan and Essentials from $12.42 per month in 2026 comparisons, with another listing showing $149 per year. Free tiers cover listings, applications, screening, and rent collection, and are genuinely usable for 1 to 10 units. TurboTenant rates 4.1 out of 5 in one comparison.
The trade off is free core against paid depth. TurboTenant is the best free starting point, but advanced accounting and larger portfolios need paid plans. TurboTenant fits independent landlords and DIY landlords on a budget.
What we like- Free core covers listings, applications, screening, rent collection
- Unlimited listings
- Essentials from $12.42 per month
- Good for 1 to 10 units free
Watch out for- Advanced accounting needs paid upgrades
- Owner portal is limited in some reports
- Premium costs add for larger portfolios
- Commercial depth is limited
#8Rent Manager
Best for: Professional management companies4.6/5 on
G2 (287 reviews, checked Oct 2026)
Visit rentmanager.com
Starting priceSee website
Free planNo
Rent Manager suits professional property management companies that want a full operations platform, with rent payments, accounting and reporting, maintenance tracking, tenant screening, a mobile app, and an owner portal. Pricing is quote based with a demo available, so this guide lists it as See website, and it rates 4.2 out of 5 in one comparison. Rent Manager fits firms that manage on behalf of owners and need professional-grade reporting.
The trade off is professional depth against price transparency. Rent Manager handles professional portfolios well, but buyers cannot compare prices without a sales process. Rent Manager fits professional management companies with larger portfolios.
What we like- Professional-grade operations
- Rent payments, accounting, maintenance, screening
- Mobile app and owner portal
- Demo available
- Strong for professional firms
Watch out for- Quote based pricing
- No free plan
- Setup takes time
- Overkill for small landlords
- Pricing requires a sales process
How we chose
We compared published 2026 property management comparisons, recording per-unit prices, flat prices, and minimums separately, since a $1 per unit plan with a $100 minimum costs $100 at 5 units, not $5. We favored tools with distinct strengths, large portfolio scale, growing residential structure, small portfolio Yardi accounting, modern ease, flat-rate simplicity, budget accounting depth, free core value, and professional-grade operations, and we listed Rent Manager as See website because its pricing is quote based. We weighed operations, accounting, and pricing transparency separately, since no single tool leads on all three.
How to choose property management software
Start with unit count: under 10 units, start with TurboTenant free or RentRedi flat; 10 to 50 units, shortlist Buildium, DoorLoop, and Yardi Breeze; 50 plus units, shortlist AppFolio and Rent Manager. Next, model cost at double your current unit count, since a platform cheap at 5 doors can be the most expensive line item at 50. Then check commercial needs: most landlord tools are residential-only, so confirm commercial lease modeling, CAM charges, and multi-tenant billing in a demo if you manage retail, office, or industrial space. Finally, add screening fees and payment processing to the total, and confirm trust accounting if you manage for owners. A tool that fits your unit count, your property types, and your real total cost will scale without surprises.
Frequently asked questions
What is the best property management software overall?
AppFolio suits 50 plus units, Buildium suits growing residential portfolios, DoorLoop suits modern teams, and TurboTenant suits free core use, so the best pick depends on unit count.
Is there free property management software?
TurboTenant, Innago, and Avail offer free tiers covering listings, applications, screening, and rent collection, usable for 1 to 10 units, with paid upgrades for advanced accounting.
Should I choose per-unit or flat-rate pricing?
Flat rate wins once you pass about 15 to 20 units, while per-unit plans like Yardi Breeze can be cheaper below that, so model cost at double your current unit count.
How much does property management software cost?
Free tiers cover basics, paid plans run from RentRedi at $12 per month flat to Buildium at $62 per month, DoorLoop at $69 per month, and AppFolio near $1.49 per unit with a 50-unit minimum.
Can this software handle commercial properties?
Most landlord tools are residential-only, while Yardi Breeze Premier and Propertyware handle commercial leases, CAM charges, and multi-tenant billing, so confirm in a demo before buying.
Do I still need an accountant?
Yes for tax filing and entity structure, though good software removes the bookkeeping scramble with categorized income, rent rolls, and Schedule E summaries.
Sources we checked (0)
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 5+ years in B2B and SaaS SEO. He writes Rankite's software buying guides from pricing pages, documentation and public user reviews. More about Shihab.