Property management software, compared side by side

AppFolio charges per unit (from $1.49 per unit per month on Core, with a 50-unit minimum), while Buildium sells flat monthly plans that start at $62, $192, and $400 per month, as of October 2026. Buildium is the lower-cost entry point for portfolios under 50 units and offers a free trial. AppFolio includes its Realm-X AI on every plan, while Buildium includes its full Lumina AI suite only on Premium.

AppFolio publishes per-unit prices (Core from $1.49 per unit per month with a 50-unit minimum) and Rent Manager does not: all three Rent Manager bundles are quote only as of October 2026. Rent Manager supports more property types, including RV parks, self storage, and manufactured housing, and gives unlimited custom fields and workflows on every bundle. AppFolio offers more AI agents on every plan and a published price you can budget against.

Yardi Breeze costs less than AppFolio at almost every portfolio size: residential Breeze is $1 per unit per month with a $100 monthly minimum, while AppFolio Core starts at $1.49 per unit with a 50-unit minimum, as of October 2026. At 500 units that is $500 versus $745 per month. AppFolio includes more AI on every plan, including the Realm-X assistant and AI agents. Breeze's AI is limited to Smart AP invoice intake on Premier and a paid chatbot add-on.

Yardi Breeze is usually cheaper than Buildium: residential Breeze costs $1 per unit per month with a $100 monthly minimum, while Buildium's plans start at $62, $192, and $400 per month plus per-transaction fees, as of October 2026. Buildium has more AI, a free trial, and a 4.5 rating on Capterra. Breeze publishes prices for commercial, association, and affordable portfolios and charges no data conversion fee.

AppFolio Property Manager publishes three per-unit plans as of October 2026: Core from $1.49, Plus from $3.20, and Max from $5.00 per unit per month, with a 50-unit minimum on Core and an unpublished minimum spend. Darcy costs $2 per unit per month for the whole system and all of its AI agents. AppFolio Core costs less per unit than Darcy, but AppFolio puts Realm-X Flows, the Accounting Performer, and its leasing CRM on the higher plans.

Buildium publishes starting prices of $62 (Essential), $192 (Growth), and $400 (Premium) per month as of October 2026, but not the price at a given unit count. Its Lumina AI Workforce agents are included only on Premium. Darcy costs $2 per unit per month, one price for the whole system and its AI agents. Buildium charges less per incoming ACH payment on its higher plans ($1.35 or $0.60) than Darcy ($2.50).

DoorLoop publishes three per-unit plans as of October 2026: One at $2.50 per unit ($1.50 above 100 units, $199 minimum), Connect at $4.00, and Multiply at $5.00. Its Maintenance Ops and Lease Renewal agents are only on Multiply. Darcy costs $2 per unit per month with every agent included. At list price, DoorLoop One costs less than Darcy above 200 units. DoorLoop also charges no incoming ACH fee on Connect and Multiply, while Darcy charges $2.50.

Propertyware is a RealPage-owned system for single-family rental managers, priced at $1.00, $1.50, or $2.00 per unit per month with monthly minimums of $250 to $450 and an implementation fee of two times the monthly price. Darcy costs $2 per unit per month and includes AI agents for resident messages, collections, renewals, maintenance triage, and the month-end close. Propertyware's Basic plan costs less than Darcy above 125 units. As of October 2026, Propertyware's only promoted AI feature is AI Tenant Screening, and it lists no AI agents.

Rent Manager sells its Basic, Plus, and Premium bundles on a quote-only basis as of October 2026, and it supports more property types than most systems, including RV parks, self storage, and manufactured housing. Its Orion AI tools summarize reports and calls, draft messages, and assist with bank reconciliation. Darcy costs $2 per unit per month with AI agents that do routine work, and it imports Rent Manager exports in batches that reconcile to your files' totals to the cent.

Rentvine advertises prices from $1.50 per unit per month with a 30-unit minimum, plus a monthly platform fee and a one-time setup fee that it does not publish, as of October 2026. Darcy costs $2 per unit per month, one price for the whole system and its AI agents. Both build AI into core workflows: Rentvine AI drafts owner statements, triages work orders, and flags mis-coded transactions, while Darcy's agents also run resident messages, collections, and renewals.

Yardi Breeze costs $1 per unit per month for residential property with a $100 monthly minimum, and Breeze Premier costs $1 per residential unit with a $400 minimum, both on annual agreements, as of October 2026. Darcy costs $2 per unit per month and includes AI agents for resident messages, collections, renewals, maintenance triage, and the month-end close. Breeze costs less for residential portfolios; Darcy costs less than Breeze Premier for affordable housing, which Yardi prices at $3 per unit.

Yardi Voyager is a quote-only enterprise system for large owners, operators, and investors, known for deep accounting and customizable reporting. Yardi now sells Virtuoso AI agents and Chat IQ for Voyager. Darcy costs $2 per unit per month, or $48,000 per year at 2,000 units, with AI agents included, and it imports Yardi exports in batches that reconcile to your files' totals to the cent. Very large or complex portfolios may need Voyager's depth; teams that want agents built in at a published price should compare Darcy.