Best Property Management Software (2026): Small Landlords to 200+ Units

The best property management software depends on how many units you run. Under 50 units, Buildium Essential is the cheapest of the big suites at $62 a month for up to 20 units and $80 for up to 40, and a self-managing landlord can stay on free TurboTenant or Avail. From 50 to 200 units, Yardi Breeze costs least ($100 a month up to 100 units), and DoorLoop ($199 to $400 a month) puts a leasing CRM on its base plan. Past 200 units, pick AppFolio. A rental agent who isn’t a property manager doesn’t need any of them.

We checked what 13 property management systems syndicate to, on each vendor’s own pages. All 13 send rentals to listing sites from inside the software. Four sell a paid upgrade on top, and three publish its price: AppFolio at $10 per verified lead, RentRedi at $1.75 a unit a day for the Zillow network, and Hemlane at $89 a listing a month. None of the seven professional suites we checked advertises turning a listing into a video, social posts or a flyer.

Prices and features checked 15 to 20 October 2026, each on the vendor’s own site. Reallyo publishes this blog. We sell rental listing marketing, not property management software, so Reallyo isn’t in the ranking; it has its own section below.

Our view: choose by unit count and by the plan that carries the leasing tools you need. Syndication shouldn’t decide it. Every system here lists your rentals somewhere; the differences are which sites, the conditions the big networks attach, and whether anything makes the marketing around the listing.

Key takeaways

• Under 50 units: Buildium Essential costs $62 a month to 20 units and $80 to 40 (Buildium). AppFolio won’t sell to you: Core has a 50-unit minimum (AppFolio).
• Under $50 a month: TurboTenant, Avail and Innago are free and include syndication. RentRedi is $12 to $29.95 a month for unlimited units, and Rentec Direct is $25 for up to 10 properties.
• 50 to 200 units: Yardi Breeze is $1 a unit with a $100 monthly minimum (Yardi Breeze). DoorLoop One is $199 a month up to 79 units and $400 at 200, billed yearly (DoorLoop).
• 200+ units: AppFolio Core’s reported $298 floor works out at $1.49 a unit at 200 units, and AppFolio names 27 listing sites, the most of the four big suites (AppFolio).
• Leasing CRM: DoorLoop has one on every plan. Buildium’s pipeline and tour scheduling are Premium only ($400 a month), and AppFolio’s Leasing CRM is Max only.
• Listing marketing: basic syndication comes with the software on all four big suites. None of them advertises making listing videos, social posts or flyers.

Which property management software is best for you?

If you are…	Best pick	Also consider	Why
A landlord with under 50 units who self-manages	TurboTenant or Avail (free)	RentRedi ($12–$29.95/mo)	Free plans with syndication, screening and rent collection
A small property manager, under 50 units	Buildium Essential ($62–$80/mo)	Yardi Breeze ($100/mo)	Full accounting suite, no unit minimum
A property manager with 50 to 200 units	Yardi Breeze on price, DoorLoop for leasing	Buildium Growth ($192–$301/mo)	Breeze is $100/mo to 100 units; DoorLoop’s CRM is on every plan
A property manager with 200+ units	AppFolio	Yardi Breeze Premier, Rent Manager	27 named listing sites, AI on every plan, Leasing CRM on Max
A rental agent who isn’t a property manager	No PMS: a listing-marketing tool	Rental Beast	You need listings out and enquiries in, not trust accounting

What does each one cost at 10, 50, 100 and 200 units?

The base subscription a month on the cheapest plan that includes syndication, before payment, screening and onboarding fees. Where a vendor publishes a per-unit rate and a minimum, the cell is our arithmetic on those two numbers.

Software	Price rule	10 units	50 units	100 units	200 units
AppFolio Core	$1.49/unit; 50-unit minimum; minimum spend reported at $280–$298	Not sold	~$298	~$298	$298
Buildium, cheapest plan	Essential to 40 units, then Growth	$62	$192	$252	$301
DoorLoop One, billed yearly	$2.50/unit, $1.50 above 100; $199 minimum	$199	$199	$250	$400
Yardi Breeze	$1/unit; $100 minimum	$100	$100	$100	$200
Rentvine	”As low as $1.50 per unit” plus a platform fee; 30-unit minimum	Not sold	From $75 + fee	From $150 + fee	From $300 + fee
Rent Manager	Quote only	Quote	Quote	Quote	Quote
Propertyware	$250 monthly minimum, plus an implementation fee of twice the monthly price	From $250	From $250	From $250	From $250
Rentec Direct	Starter $25 to 10 properties; Pro and PM from $50, rising with units	$25	From $50	From $50	From $50
Hemlane Basic	$28 platform fee + $2/unit (Starter is free)	$48	$128	$228	$428
RentRedi	One plan, unlimited units	$12–$29.95	$12–$29.95	$12–$29.95	$12–$29.95
TurboTenant	Free; paid plans priced by units	$0	$0	$0	$0
Avail	Free Unlimited; Unlimited Plus $9/unit	$0	$0	$0	$0
Innago	Free	$0	$0	$0	$0

Three things the table shows:

• Buildium’s cheapest bill jumps at 41 units, from $80 to $192, because Essential stops at 40 (our Buildium calculator test).
• DoorLoop’s $199 minimum covers everything up to 79 units, so a 10-unit manager pays the same as a 79-unit one (DoorLoop pricing and reviews).
• AppFolio gets cheaper per unit the bigger you are. Its reported floor is about $5.96 a unit at 50 units and $1.49 at 200. Past about 130 units it costs less than DoorLoop One (AppFolio vs Buildium vs DoorLoop).

The free tools earn money elsewhere. TurboTenant’s paid plans run from $149 to $999 a year by unit count, Avail’s Unlimited Plus is $9 a unit a month, and most of them charge renters for screening.

What’s the best property management software for under 50 units?

Buildium Essential, if you manage for other owners; TurboTenant or Avail if you own the units yourself. Buyers here watch the bill: 64% of property management software buyers budget $50 to $100 a month, and 91% want everything in one tool (Software Advice).

For a small property management company: Buildium Essential at $62 a month for up to 20 units and $80 up to 40 gets you bank reconciliation, owner statements, a free marketing website and syndication to eight named sites. Yardi Breeze, at a flat $100 a month below 100 units, is the alternative if you also manage commercial units, which it prices at $2 a unit with a $200 minimum. DoorLoop’s $199 floor makes it the most expensive suite at this size.

For a self-managing landlord: free tools cover rent collection, screening, leases and syndication. TurboTenant and Avail both syndicate free, to Apartments.com, Realtor.com, Zumper and Redfin among others. RentRedi is one flat price for unlimited units: $12 a month billed yearly, $20 on a six-month plan or $29.95 month to month.

The best property management software under $50 a month

Tool	Price	Syndication on that price
TurboTenant	Free	Yes, to Apartments.com, Realtor.com, Redfin, Zumper and more
Avail	Free	Yes, led by Realtor.com, Apartments.com included
Innago	Free	Yes, including the Zillow network since April 2025
Hemlane Starter	Free	Yes, except Apartments.com
RentRedi	$12–$29.95/mo	Realtor.com free; Zillow, Trulia and HotPads are a $1.75 a unit a day add-on
Rentec Direct Starter	$25/mo, up to 10 properties	Yes, incl. Apartments.com, Realtor.com and Zumper
Landlord Studio	Free for 1–3 units; Pro $12/mo	Not checked
Baselane	Free Core; Smart $20/mo billed yearly	Banking and bookkeeping tool; listings not checked
Stessa	Free Essentials; Manage $12/mo billed yearly	Accounting tool; listings not checked

Baselane describes its own comparisons as being “through the lens of landlord banking, bookkeeping, and rent collection” (Baselane), and Stessa is accounting first. Pair either with one of the listing-capable tools above.

What’s the best property management software for 50 to 200 units?

Yardi Breeze if price decides it; DoorLoop if you want leasing tools on the base plan. Breeze is $100 a month all the way to 100 units and $200 at 200, the lowest published price here (Yardi Breeze vs AppFolio). Its catch is leasing: Breeze’s CRM queue and two-way texting start at Premier, which has a $400 monthly minimum.

DoorLoop One costs more ($199 to $400 a month) but includes a prospect CRM, tour self-booking, a business phone number and an AI assistant that writes listings, on every plan. Buildium Growth sits between them at $192 to 50 units, $252 to 100 and $301 at 200, with live phone support and two-way email and SMS. Pick Buildium if accounting depth matters more than leasing tools.

Rentvine is the other one to price at this size if you manage single-family homes for owners. Its FAQ says new accounts start at 30 units, “plus a monthly platform fee”, and it publishes “as low as $1.50 per unit” (Rentvine). Its open API is included.

What’s the best property management software for 200+ units?

AppFolio. At 200 units, Core’s reported floor is $298 a month, which is AppFolio’s $1.49 list price, and AppFolio names 27 listing sites, the most of the four big suites. It puts an AI assistant on every plan, and its Leasing CRM, on Max ($5.00 a unit), is built for “residential multifamily customers with 100+ units” with on-site leasing teams (AppFolio). Our AppFolio pricing guide covers its minimums in detail.

Choose Yardi Breeze Premier instead if you run a mixed portfolio. It publishes prices for affordable housing ($3 a unit) and HOAs ($1 a unit), each with a $400 minimum. Rent Manager sells three bundles (Basic, Plus and Premium) by quote and runs 5.75 million units, per the Propexo figures in the FAQ. Buildium Growth stays cheap at scale ($301 a month at 200 units), but its pipeline and tour scheduling need Premium, which is $531 at 200 units.

What should a rental agent who isn’t a property manager use?

Not property management software. PMS pricing pays for trust accounting, owner statements, rent collection and maintenance. An agent leasing units for owners needs the listing on rental sites, a page to send renters to and one place for the enquiries. That’s listing marketing, a different product category.

There are two routes. A listing-marketing tool, such as Reallyo, which is ours, sends your rentals to listing sites and builds the marketing for each one. Rental Beast, which many MLSs give members free, is stronger at finding rentals for clients than marketing your own; our Rental Beast review covers it. If the owner already uses TurboTenant or Avail, their free syndication may cover the listing already. Our guides to how rental agents get paid and leasing agents vs property managers cover the role itself.

What does each one syndicate to, and what does listing marketing cost?

This is the table no other ranking page has. Each row comes from the vendor’s own help or feature pages.

Software	Sites it names	Basic listing	Paid upgrade	Conditions	Source
AppFolio	27, incl. Zillow Rental Network, Apartments.com, Realtor.com, Zumper, Apartment List, Redfin	Included	Premium Listing, $10 per verified lead	Apartments.com setup by email, 24–48 hours	AppFolio
Buildium	8: Zillow Rental Network, Apartments.com, Apartment List, Zumper, Dwellsy, RentPath, Rental Beast, Craigslist	Included, no per-listing fee	None listed	Zillow: buildings of 50+ units list through a paid arrangement; Apartments.com for paid advertisers with 4+ units	Buildium
DoorLoop	8: Zillow, Trulia, HotPads, Apartments.com, Realtor.com, Zumper, Dwellsy, RentalSource	Included	None listed	Zillow account first; Apartments.com account above 5 units; Business Verified merchant account	DoorLoop
Yardi Breeze	RentCafe plus “dozens” of sites, not named	”No extra charge”	None listed	Updated daily	Yardi Breeze
Rent Manager	Apartments.com (cloud customers); Zillow through Zillow’s Feed Connect	Not published	Feed Connect, arranged with Zillow	Zillow needs a USPS-valid address	Rent Manager
Rentvine	Zillow, Apartments.com and others	Not published	None listed	Signed Zillow feed agreement, with any fees set by Zillow; updates can take up to 72 hours	Rentvine help
Propertyware	Zillow, HotPads, Trulia, Rentals.com, Apartment List, Livelovely, Zumper (with PadMapper), Dwellsy	Not published	None listed	No Craigslist or Facebook	Propertyware
Rentec Direct	Apartments.com, Realtor.com, Zumper, Apartment List, Rent.com, ForRent, Dwellsy, the Zillow network and more	Included	None listed	Zillow network needs a Zillow partnership agreement; Zumper up to 5 free listings a month	Rentec Direct
TurboTenant	Apartments.com, Realtor.com, Redfin, Rent.com, Zumper, ForRent, Dwellsy and more	Free	None listed	Apartments.com for under 5 units; Zillow isn’t on its list	TurboTenant
Avail	Realtor.com, Apartments.com, Zumper, Redfin, Apartment List, Rent.com and more	Free	Promoted Listings add-on (price not checked)	Zillow isn’t on its list	Avail
RentRedi	4: Realtor.com, Zillow, Trulia, HotPads	Realtor.com free	Zillow, Trulia and HotPads, $1.75 a unit a day		RentRedi
Hemlane	9, incl. Zillow, Trulia, HotPads, Zumper, Apartments.com, Realtor.com	Included	Premium Listing, $89 a listing a month, adds Redfin, Rent.com, Apartment Guide, Rentals.com	Apartments.com not on the free plan	Hemlane
Innago	Zillow, Trulia, HotPads and others	Free, “no cost per listing”	None listed		Innago

What the table says:

• Reach is rarely the difference. Ten of the 13 name the Zillow network, and most name Apartments.com and Realtor.com. AppFolio’s list of 27 named sites is the longest among the big suites.
• The cost sits in upgrades and portal accounts, not in the PMS. The big networks set their own terms for feed partners. Zillow says its rentals feed programme has “No cost to participate” (Zillow), and paid options are arranged with Zillow directly. Ask the PMS and the portal which applies to your portfolio before you budget.
• Speed varies. Buildium says changes reach partners in 24 to 48 hours, Breeze updates daily, and Rentvine says its Zillow updates can take up to 72 hours.

What none of the suites make

AppFolio, Buildium, DoorLoop, Yardi Breeze, Rent Manager, Rentvine and Propertyware all send the photos and text you upload. None of them advertises making a listing video, social posts or a print flyer from a listing; that was the result when we read each one’s marketing and leasing pages on 20 October 2026. DoorLoop’s AI assistant writes listing descriptions, and Buildium, DoorLoop and Breeze each host a company website that shows your vacancies.

That gap matters more than usual right now. Units leased in September 2026 had been on the market for 34 days on average, the longest September since Apartment List’s tracking began in 2019 (Apartment List).

Using two systems? Give each site one source

Zillow “will only ever publish a single version of a listing” (Zillow), and Apartments.com locks a feed-connected listing to that feed (Apartments.com). If a PMS and a marketing tool both send listings, switch each site on in one of them only. Buildium and DoorLoop have per-site switches, which makes this easy.

Which plans include a leasing CRM?

Of the four big suites, only DoorLoop has a prospect pipeline on its entry plan. The others put it a tier or two up.

Software	On the entry plan	Pipeline or leasing CRM	Plan it needs
AppFolio	Guest cards, AI assistant	Leasing CRM	Max ($5.00/unit)
Buildium	Prospect management, applicant tracking	Prospect Pipeline, Tour Scheduling, Call Hub	Premium ($400/mo and up)
DoorLoop	Prospect CRM, tour self-booking, one inbox for calls, texts and email	Same	Every plan (AI Prospect Agent “Coming Soon”)
Yardi Breeze	Online applications; text and email to prospects	CRM queue, two-way texting	Premier ($400/mo minimum)
Rent Manager	Guest Cards, Prospect Manager	Not named as a pipeline	Built in; price by quote
Rentvine	Basic prospect list with source and status	Through integrations (LeadSimple, ShowMojo, open API)	Every plan
Propertyware	Lead tracking, Leasing Contact Center	Not named as a pipeline	Built in; price by quote

So a 60-unit manager who wants a prospect pipeline pays $199 a month on DoorLoop, $400 on Buildium Premium or $400 on Breeze Premier. Our AI for property management guide compares the AI leasing agents, and the best tools to schedule rental showings covers add-on tour booking.

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Not a PMS: listing marketing alongside any of these

Reallyo is ours, and it isn’t property management software, so it isn’t ranked above. It does the part the table shows none of the suites advertise: the marketing around each rental. Keep your PMS for the books, leases and rent, and use Reallyo for the listings.

• Import: Reallyo imports rental listings from property management system exports, XML feeds (including the feed you already send to Zillow), CSV, Excel and Google Sheets, then keeps them in sync. File and feed imports usually set up within a day of a sample.
• Syndication: each rental goes to the 19 sites in Reallyo’s network, including Zillow, Apartments.com, Realtor.com and Homes.com, on every plan, the free one too.
• Marketing for each unit: a listing page on your Reallyo website, an AI listing video with voiceover and captions, social posts you copy or download, and a printable PDF flyer with a QR code.
• Enquiries: on paid plans they land in a leads inbox, grouped by person.

Plans go by active listings: free for one, then $39 a month for 10, $49 for 25, $69 for 50 and $89 for 100 (Reallyo pricing). It’s for US long-term rentals only. Each partner site’s acceptance depends on its own rules, and some may require identity verification or additional fees. If you run a PMS too, give each site one source, as above.

Use it if you run any system on this page and want more marketing per vacancy, or you’re a rental agent without a PMS. Skip it if what you need is accounting, rent collection or tenant screening; pick a PMS from the ranking instead. Start free with one listing.

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Choose by portfolio: a quick rule

Choose TurboTenant, Avail or Innago if:

• you own fewer than about 50 units and manage them yourself;
• you want free syndication, screening and rent collection, and can live without trust accounting.

Choose Buildium if:

• you manage under 40 units for owners and want the lowest suite price, $62 to $80 a month;
• accounting depth, a 14-day free trial and published contract terms matter more than leasing tools.

Choose Yardi Breeze if:

• price decides it: $100 a month up to 100 units, $200 at 200;
• you manage commercial, HOA or affordable units as well as residential.

Choose DoorLoop if:

• you manage 50 to about 130 units and want a prospect CRM, tour booking and phone support on the base plan;
• a $199 to $400 monthly bill you can calculate before a demo suits you.

Choose AppFolio if:

• you manage 200 or more units, where Core’s reported floor works out at $1.49 a unit;
• you want 27 named listing sites included and can budget for Max to get the Leasing CRM.

Choose a listing-marketing tool instead if:

• you’re a rental agent, not a property manager, or your PMS already handles everything except filling vacancies.

FAQ

What is the best property management software? It depends on unit count. Buildium Essential ($62 to $80 a month) under 50 units, Yardi Breeze ($100 a month to 100 units) or DoorLoop ($199 to $400) from 50 to 200, and AppFolio past 200. Self-managing landlords can use free TurboTenant or Avail. Prices checked on each vendor’s site, 15 to 20 October 2026.

What is the best property management software for small landlords? For a landlord managing their own units, TurboTenant, Avail or Innago, which are free and include syndication. For one flat price, RentRedi costs $12 to $29.95 a month for unlimited units, and Rentec Direct is $25 a month for up to 10 properties. A small company managing for owners should price Buildium Essential, from $62 a month.

What is the least expensive property management software? TurboTenant, Avail, Innago and Hemlane’s Starter plan are free, and all four syndicate listings. Among the four big suites, Buildium Essential is the cheapest up to 40 units at $62 to $80 a month, and Yardi Breeze is the cheapest from 41 to 200 units at $1 a unit with a $100 minimum.

Which is better, AppFolio or Buildium? Buildium under 50 units, because AppFolio Core has a 50-unit minimum. Past about 130 units, AppFolio Core’s reported $298 floor costs less than DoorLoop One and works out at $2.29 a unit or less, and AppFolio names 27 listing sites against Buildium’s 8. Our AppFolio vs Buildium vs DoorLoop comparison prices all three at 25 to 200 units.

How much does Yardi cost? Yardi Breeze costs $1 a unit a month with a $100 monthly minimum and no unit minimum. Breeze Premier costs $1 a unit with Yardi’s screening and insurance bundle, or $2 without it, with a $400 minimum either way. See Yardi Breeze vs AppFolio.

What is the most used property management software? By units managed, Yardi, at 15 million, then AppFolio at 9.5 million and RealPage at 9 million, a figure that includes Buildium and Propertyware. Rent Manager has 5.75 million. MRI counts 15.6 million, mostly outside the US. Figures from Propexo, July 2026.

What is the highest rated property management software? On Capterra, DoorLoop rates 4.8 from 717 reviews, AppFolio 4.5 from 1,892, Buildium 4.5 from 2,234 and Yardi Breeze 4.2 from 337, read on 20 October 2026. Our DoorLoop and Buildium reviews count what reviewers praise and complain about.

Which property management software syndicates to Zillow? Ten of the 13 we checked name the Zillow network: AppFolio, Buildium, DoorLoop, Rentec Direct, Rent Manager, Rentvine, Propertyware, RentRedi, Hemlane and Innago. Yardi Breeze doesn’t name its sites, and TurboTenant and Avail don’t list Zillow. Some require your own Zillow account or agreement first, and Zillow says its feed programme has no cost to participate.

What happened to TenantCloud? TurboTenant bought it on 18 August 2026 (press release). TurboTenant’s help centre tells TenantCloud landlords their account will be moved over and “Your current subscription plan will remain in place - same plan, same price” (TurboTenant support).

Can I use Reallyo with my property management software? Yes. Reallyo imports rental listings from PMS exports, XML feeds and spreadsheets and keeps them in sync, then adds a listing page, a video, social posts and a flyer for each one and sends it to its 19-site network. It doesn’t replace the PMS. One active listing is free.

Sources

• AppFolio, checked 20 October 2026: pricing; listing partners; Premium Listing; Leasing CRM. Reported Core minimum: ManageCasa
• Buildium, checked 20 October 2026: pricing and price calculator; syndication; listing troubleshooting
• DoorLoop, checked 20 October 2026: pricing; listing syndication help
• Yardi Breeze, checked 20 October 2026: pricing; Premier pricing post; RentCafe syndication
• Rentvine, 20 October 2026: pricing; FAQ; help centre. Rent Manager: bundles; Zillow integration. Propertyware: pricing; support
• Landlord tools, checked 15 to 20 October 2026: TurboTenant pricing and listing sites; Avail pricing and listing sites; RentRedi pricing and listing help; Rentec Direct pricing and syndicated sites; Hemlane pricing, listing sites and Premium Listing; Innago pricing, syndication and Zillow announcement; Landlord Studio; Baselane; Stessa
• Portal rules: Zillow feed integrations; Zillow single-version rule; Apartments.com feed lock
• Market data: Software Advice buyer research; Apartment List national rent report (October 2026); Propexo unit counts (July 2026)
• Method: unit-count prices multiply each published per-unit rate by the unit count and apply the published minimum (DoorLoop, Yardi Breeze, Hemlane, Rentvine) or the higher reported minimum spend (AppFolio Core). Buildium figures are from its own price calculator. Fees, onboarding and discounts aren’t included. “Sites it names” counts only what each vendor lists on its own pages. Reallyo’s claims come from its live site, checked 15 October 2026.

Related comparisons

• AppFolio vs Buildium vs DoorLoop (2026): cost at 25 to 200 units
• AppFolio pricing (2026): about $1.49 a unit, 50-unit minimum
• Buildium pricing and reviews (2026)
• DoorLoop pricing and reviews (2026)
• Yardi Breeze vs AppFolio (2026)
• Rental Beast reviews and alternatives
• Best rental listing syndication sites
• How rental listing syndication works
• Zillow Rental Manager: what’s free and what costs extra