AppFolio is the best property management software for professional managers with 50 or more units in 2026, and TurboTenant is the best budget pick for independent landlords. AppFolio runs leasing, accounting, maintenance, and owner reporting in one system, while TurboTenant covers listings, screening, and rent collection on a free plan.
Between those two sit the tools most small and midsize managers compare. Buildium suits portfolios that fall below AppFolio’s minimums, Yardi Breeze offers low per-unit pricing with free implementation, and DoorLoop gives landlords and small managers an all-in-one platform at a published starting price.
Read the fine print on minimums and fees. Per-unit prices often come with a monthly minimum or unit floor, and many platforms charge tenants or owners for screening, payments, or e-signatures. Add those costs before you compare headline prices.
Our top pick
AppFolio
The most complete system for companies that run property management as a business.
Quick picks
Best overall
Best for small and midsize managers
Best per-unit value
Best all-in-one for small portfolios
Best on a budget
How we ranked these tools
We scored each platform on five criteria: fit for landlords and property managers, depth of leasing, accounting, and maintenance features, pricing and value, ease of use for staff and residents, and support. We based the scores on vendor documentation, published pricing, and public user reviews. We did not accept payment for placement. Prices reflect published rates as of October 2026, so confirm the current price with the vendor.
The 5 best property management software tools
1. AppFolio
Best for professional management companies
Our rating4.7 / 5
Starting price$1.49 / unit / month (50-unit minimum)
Free planNo
AppFolio Property Manager is built for professional property management companies. It combines leasing, online rent payments, maintenance, accounting, and owner and tenant portals in one platform. Plans are priced per unit per month: Core starts at $1.49, Plus at $3.20, and Max at $5.00, and every plan carries a minimum spend, with a 50-unit minimum on Core. That floor rules it out for most small landlords. AppFolio offers demos rather than a free trial, so plan on a sales conversation before you see the software.
Pros
- Full accounting and owner reporting
- Leasing, maintenance, and payments together
- Scales to large portfolios
Cons
- 50-unit minimum on Core
- Minimum monthly spend on every plan
- No free trial
Key features
- Online rent payments
- Maintenance requests
- Owner and tenant portals
- Property accounting
2. Buildium
Best for small and midsize management companies
Our rating4.6 / 5
Starting price$65 / month
Free planFree trial (14 days)
Buildium is property management software for small and midsize residential managers and community associations. It covers accounting, leasing, online rent collection, maintenance, and resident and owner portals. Plans start at $65 a month for Essential, $202 for Growth, and $420 for Premium, and the price rises with the number of units you manage. A 14-day free trial needs no credit card and comes with sample data. Many features that growing firms want sit in Growth or Premium, so price the tier you will actually need.
Pros
- 14-day free trial with no credit card
- Strong accounting for smaller firms
- Works for rentals and associations
Cons
- Price rises with unit count
- Key features sit in higher tiers
Key features
- Property accounting
- Online leasing
- Resident and owner portals
- Maintenance tracking
3. Yardi Breeze
Best for low per-unit pricing
Our rating4.4 / 5
Starting price$1 / unit / month ($100 minimum)
Free planNo
Yardi Breeze is the simpler cloud product from Yardi, a long-established property software company. Breeze costs $1 per unit per month for residential properties with a $100 monthly minimum, and commercial properties cost $2 per unit with a $200 minimum. Breeze Premier adds more features from $1 per unit when bundled with resident screening and renters insurance on a 12-month contract, or $2 per unit otherwise, with a $400 minimum. Implementation and training are included free. There is no free trial listed.
Pros
- Low per-unit pricing
- Free implementation and training
- Covers residential, commercial, and associations
Cons
- Monthly minimums apply
- Premier pricing depends on bundled services
Key features
- Online rent payments
- Tenant and owner portals
- Property accounting
- Maintenance requests
4. DoorLoop
Best all-in-one for landlords and small portfolios
Our rating4.3 / 5
Starting price$69 / month
Free planFree trial
DoorLoop is an all-in-one property management platform for landlords and small to midsize management companies. It handles rent collection, accounting, leasing, maintenance, and tenant and owner portals, and it offers a property website as an option. Pricing starts at $69 a month for the first 10 units across Starter, Pro, and Premium plans, and annual billing takes up to 20 percent off. Lower tiers carry per-use fees, such as $2.49 per ACH payment and $3 per e-signed document on Starter, so compare the full cost.
Pros
- Published starting price
- Free trial starts with just an email
- Fees drop or disappear on higher tiers
Cons
- Per-transaction fees on lower tiers
- Price rises with unit count
Key features
- Rent collection
- Property accounting
- Tenant and owner portals
- Property websites
5. TurboTenant
Best for independent landlords on a budget
Our rating4.2 / 5
Starting price$149 / year
Free planYes
TurboTenant is built for independent landlords who manage their own rentals. The free plan covers listing and marketing rentals, screening applicants, and collecting rent online, with screening fees paid by renters. Paid plans add more tools: Essentials costs $149 a year and Pro costs $199 a year for landlords with up to 10 units, with higher prices for larger portfolios. It is designed for owners managing their own units, not for management companies that report to outside owners.
Pros
- Free plan for listings, screening, and rent
- Low annual pricing
- Simple for first-time landlords
Cons
- Not built for management companies
- Renters pay screening and card fees
Key features
- Rental listings
- Tenant screening
- Online rent collection
- Rent reporting option
Compare the top property management software
| Tool | Best for | Starting price | Free plan | Rating |
|---|---|---|---|---|
| AppFolio | Professional management companies | $1.49 / unit / month (50-unit minimum) | No | 4.7 |
| Buildium | Small and midsize management companies | $65 / month | Free trial (14 days) | 4.6 |
| Yardi Breeze | Low per-unit pricing | $1 / unit / month ($100 minimum) | No | 4.4 |
| DoorLoop | Best all-in-one for landlords and small portfolios | $69 / month | Free trial | 4.3 |
| TurboTenant | Independent landlords on a budget | $149 / year | Yes | 4.2 |
How to choose property management software
Start with your unit count
Unit count decides more than anything else. AppFolio’s Core plan starts at 50 units, so a landlord with eight rentals pays for capacity they will not use. Buildium, DoorLoop, and Yardi Breeze fit small and midsize portfolios, and TurboTenant covers a handful of units for free.
Separate landlord tools from management tools
Managing your own rentals and managing other people’s properties are different jobs. A management company needs owner statements, owner portals, and full property accounting. An independent landlord mainly needs listings, screening, and rent collection. Buy for the job you actually do.
Add up the fees renters and owners pay
Screening, card payments, ACH transfers, and e-signatures often carry separate fees. Some platforms pass them to renters and others charge you. List the transactions you run each month and price them on every platform you are considering.
Plan the data migration
Moving leases, balances, deposits, and owner records is the hardest part of switching. Ask what implementation help is included. Yardi Breeze includes implementation and training, and other vendors vary, so get the onboarding plan in writing before you sign.
Frequently asked questions
What is property management software?
Property management software helps landlords and managers run rental properties from one system. It lists vacancies, screens applicants, collects rent online, tracks maintenance requests, and keeps the books. Platforms built for management companies add owner statements and portals so outside owners can see how their properties perform.
How much does property management software cost?
Property management software ranges from free to several dollars per unit per month. TurboTenant has a free plan, and its paid plans start at $149 a year. Buildium starts at $65 a month and DoorLoop at $69 a month. Yardi Breeze costs $1 per unit with a $100 minimum, and AppFolio starts at $1.49 per unit with a 50-unit minimum.
What is the best property management software for small landlords?
TurboTenant is the best fit for most small landlords, because its free plan handles listings, screening, and online rent collection. Landlords who want full accounting and maintenance tracking in one place should look at DoorLoop or Buildium, which both offer free trials before you pay.
Is AppFolio or Buildium better?
AppFolio is better for professional management companies with 50 or more units that want one system for leasing, accounting, and owner reporting. Buildium is better for smaller managers and associations, since it has no 50-unit floor, starts at $65 a month, and offers a 14-day free trial.
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