What property management software really costs

AppFolio Property Manager publishes three per-unit plans: Core starts at $1.49 per unit per month, Plus at $3.20, and Max at $5.00, as of October 2026. Core has a 50-unit minimum, and every plan has a minimum monthly spend that AppFolio does not publish. At list price, 250 units cost $372.50 per month on Core, $800 on Plus, and $1,250 on Max, before minimums, payment fees, and add-ons.

Buildium has three plans that start at $62 per month (Essential), $192 per month (Growth), and $400 per month (Premium), as of October 2026. Transaction fees add to the plan price: an incoming EFT rent payment costs $2.35 on Essential, $1.35 on Growth, and $0.60 on Premium after a free first year. Card payments cost 2.99%, and eSignature, screening, extra bank accounts, and 1099 e-filing have their own fees.

DoorLoop charges per unit per month, as of October 2026: DoorLoop One costs $2.50 per unit ($1.50 per unit above 100 units, $199 minimum), Connect costs $4.00 per unit ($299 minimum), and Multiply costs $5.00 per unit ($399 minimum). DoorLoop says yearly billing saves up to 25%, but it does not publish the yearly rates. At 250 units, One costs $475 per month plus $1.50 for each incoming ACH payment, and Connect costs $1,000 with free incoming ACH.

Propertyware costs $1.00, $1.50, or $2.00 per unit per month on its Basic, Plus, and Premium plans, with monthly minimums of $250, $350, and $450, as of October 2026. Every plan adds an implementation fee of two times the monthly price, and API access costs $1 per unit more. Screening and payment transaction fees apply, but Propertyware does not publish the amounts.

Rent Manager does not publish prices in 2026. Its pricing page lists three quote-only bundles (Basic, Plus, and Premium) with a "Get Quote" button and no dollar amounts, as of October 21, 2026. The old per-unit grid ($1.00, $1.50, and $2.25 per unit per month, with $200, $300, and $450 minimums) now appears only on third-party sites such as DoorLoop's blog, and DoorLoop is a competing vendor. Treat those figures as historical, not as a quote.

Rentvine publishes only a floor price. As of October 2026, its pricing page says "as low as $1.50 per unit," charged per active unit, and exact pricing requires a custom quote. A one-time setup fee covers migration, a dedicated onboarding specialist, and a financial analyst, but Rentvine does not publish the amount. Rentvine's home page FAQ says new accounts start at a 30-unit minimum plus a monthly platform fee with no published amount, and transaction and screening fees "may apply."

As of October 2026, Yardi Breeze costs $1 per unit per month for residential property ($100 monthly minimum) and $2 per unit for commercial ($200 minimum). Breeze Premier costs $1 per unit for residential and associations and $3 per unit for affordable housing, with a $400 monthly minimum and annual billing. Yardi lists no onboarding, training, or setup fees, but screening, online payments, renters insurance, and the AI chatbot cost extra.

Yardi Voyager pricing is quote only: as of October 2026, Yardi publishes no per-unit price, minimum, or implementation fee. Vendr, a software buying marketplace (not a competitor), reports $50,000 to $150,000 per year for the core subscription at 1,000 to 5,000 units and, at 10,000+ units, both $200,000 to $500,000+ and over $300,000 per year in different sections of its page. Vendr also reports first-year costs of $500,000 to $1,000,000+ for complex implementations.