Pricing guide
Yardi Breeze pricing 2026: plans, fees, and real costs
Quick answer
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.
How much Yardi Breeze costs in 2026
Yardi Breeze costs $1 per unit per month for residential property, with a $100 monthly minimum, as of October 2026. Breeze for commercial property costs $2 per unit per month with a $200 minimum. Breeze Premier costs $1 per unit per month for residential and association units and $3 per unit for affordable housing, each with a $400 monthly minimum. Every published plan runs on an annual agreement.
Yardi's pricing page, as of October 21, 2026, shows these prices and states "No onboarding fees", "No training fees", and "No support fees" for each priced plan. The Breeze FAQ adds that there are no setup charges and no data conversion charges. Breeze Premier for commercial, self storage, and manufactured housing has no published price. Yardi asks you to complete a form for those quotes.
Yardi Breeze plans and minimums
Plan | Price (as of October 2026) | Monthly minimum | Billing | Units where the minimum stops applying |
|---|---|---|---|---|
Breeze, Residential | $1 per unit per month | $100 | Monthly, annual agreement | 100 units ($100 / $1) |
Breeze, Commercial | $2 per unit per month | $200 | Monthly, annual agreement | 100 units ($200 / $2) |
Breeze Premier, Residential | $1 per unit per month ("terms and minimums apply") | $400 | Annually | 400 units ($400 / $1) |
Breeze Premier, Associations | $1 per unit per month | $400 | Annually | 400 units |
Breeze Premier, Affordable Housing | $3 per unit per month | $400 | Annually | About 134 units ($400 / $3) |
Breeze Premier, Commercial, Self Storage, Manufactured Housing | Not published | Not published | Not published | Not published |
Two billing details change the real cost. Breeze is billed each month for the units you managed in the previous month, or the minimum if that is higher. Breeze Premier is billed once a year. So a Premier customer pays at least $400 x 12 = $4,800 at the start of each year. The FAQ says all contracts include the option to cancel at any time within the first 30 days.
Cost at three portfolio sizes
The table multiplies the unit count by the plan price and applies the monthly minimum. The Darcy column uses Darcy's price of $2 per unit per month. All prices are list prices as of October 2026, before add-ons and transaction fees.
Portfolio | Breeze Residential ($1, $100 min) | Breeze Premier Residential ($1, $400 min) | Darcy ($2) |
|---|---|---|---|
50 units | 50 x $1 = $50, so the $100 minimum applies: $100/mo, $1,200/yr | 50 x $1 = $50, so the $400 minimum applies: $400/mo, $4,800/yr | 50 x $2 = $100/mo, $1,200/yr |
250 units | 250 x $1 = $250/mo, $3,000/yr | 250 x $1 = $250, so the $400 minimum applies: $400/mo, $4,800/yr | 250 x $2 = $500/mo, $6,000/yr |
1,000 units | 1,000 x $1 = $1,000/mo, $12,000/yr | 1,000 x $1 = $1,000/mo, $12,000/yr | 1,000 x $2 = $2,000/mo, $24,000/yr |
At list price, Breeze Residential costs the same as Darcy at 50 units and half as much at 250 and 1,000 units. Breeze Premier costs more than Darcy at 50 units because of the $400 minimum. It costs the same as Darcy at 200 units and less above 200 units. If the lowest software line item is your main goal, Yardi Breeze is hard to beat.
The comparison changes when you add the work each system does. Darcy's $2 per unit includes its AI agents for resident messages, collections, renewals, maintenance triage, leasing follow-up, and the month-end close. Breeze charges extra for its residential AI chatbot. Darcy bills payment processing per transaction: ACH bank transfers cost $2.50 each, and card payments cost 2.85% + $0.30.
Extra fees to budget for
The plan price is not the full bill. Yardi lists these extra costs, and it publishes amounts for none of them:
Resident screening. The FAQ calls screening an optional add-on with a per-transaction cost.
Online rent payments. The FAQ says additional per-transaction charges may apply.
Ancillary transaction costs. Yardi bills each month for any transaction costs you incurred in the previous month.
Renters insurance. Listed with additional fees.
AI-powered chatbot (residential). Listed with additional fees.
Breeze add-ons. RentCafe Corporate websites, ScreeningWorks Pro, and Bill Pay.
Breeze Premier add-ons. RentCafe Property Websites, RentCafe Chat IQ, Investment Manager, Utility Billing, Utility Invoice Processing, CHECKscan Full Service, PAYscan Full Service, RentCafe Connect, and ScreeningWorks Pro Income Verification.
One AI tool costs nothing extra. Yardi launched Smart AP in October 2025 for Breeze Premier at no extra cost. It reads emailed or uploaded invoices and sends them to staff for review.
What third parties report
Vendr, a software buying marketplace, lists directional ranges of $1 to $3 per unit per month for residential Breeze and a setup cost of $2,000 to $10,000. Vendr is not a Yardi competitor in property management software. Its setup range conflicts with Yardi's own pricing page and FAQ, which list no onboarding or setup charges. Ask Yardi to confirm in writing that your quote has no setup fee.
On price changes, one non-profit reviewer on G2 reports steep increases from year to year, and other G2 reviewers say per-unit costs add up. Yardi does not publish a cap on renewal increases.
How Yardi Breeze compares on price
Product | Price model | Published starting price (as of October 2026) | Minimum | Setup fee |
|---|---|---|---|---|
Yardi Breeze | Per unit per month | $1 per unit (Residential) | $100 per month | None, per Yardi |
AppFolio | Per unit per month | $1.49 per unit (Core) | 50 units plus a minimum spend (amount not published) | Onboarding fee set on the order form |
Buildium | Flat monthly by plan | $62 per month (Essential) | Not published | Onboarding service required on Growth and Premium (fee not published) |
DoorLoop | Per unit per month | $2.50 per unit, $1.50 above 100 units (One) | $199 per month | Not published |
Rent Manager | Quote only | Not published | Not published | Not published |
Yardi Breeze has the lowest published per-unit price in this group. AppFolio and DoorLoop include more on their entry plans in some areas, so compare features before you compare prices. For a feature view, read Buildium vs Yardi Breeze and our Yardi Breeze review.
What to ask in a Yardi Breeze sales call
What do "terms and minimums apply" mean for Breeze Premier Residential, beyond the $400 minimum?
What is the per-transaction price for ScreeningWorks Pro, and who pays it: the applicant or you?
What does each online rent payment cost by ACH and by card, and can residents pay the fee?
What does the residential AI chatbot cost per month or per unit?
What do RentCafe websites, Bill Pay, and Utility Billing cost on your plan?
How much can the price rise at the first annual renewal, and can you put a cap in the contract?
Will Yardi confirm in writing that your quote has no setup fee and no data conversion fee?
If you outgrow Breeze, what does a move to Breeze Premier or Yardi Voyager cost, and does your data move with you?
How do you export all your data if you leave after the first year?
Is Yardi Breeze the cheapest option for you?
For a residential portfolio between 100 and 400 units that wants low software cost and Yardi accounting, Breeze is one of the cheapest published options as of October 2026. For a portfolio under 100 units, the $100 minimum means you pay for 100 units. For Breeze Premier, you pay for 400 units until you pass that size.
If you want AI agents that do daily work, compare the total cost of software plus staff time, not only the license. See Darcy vs Yardi Breeze for a side-by-side view, or book a demo to see a portfolio like yours.
Questions, answered
How much does Yardi Breeze cost per unit?
As of October 2026, Yardi Breeze costs $1 per unit per month for residential property and $2 per unit per month for commercial property. Breeze Premier costs $1 per unit for residential and association units and $3 per unit for affordable housing. Minimums of $100, $200, and $400 per month apply.
Does Yardi Breeze charge a setup fee?
Yardi's pricing page states no onboarding, training, or support fees, and the Breeze FAQ states no setup charges and no data conversion charges. Vendr, a software buying marketplace, reports setup costs of $2,000 to $10,000. Ask Yardi to confirm the setup cost in writing.
Is Yardi Breeze a monthly or annual contract?
Both Breeze and Breeze Premier run on an annual agreement. Breeze is billed monthly for the units you managed the previous month. Breeze Premier is billed annually. All contracts include the option to cancel within the first 30 days.
What costs extra on Yardi Breeze?
Resident screening, online rent payments, renters insurance, and the residential AI chatbot cost extra. Websites, Bill Pay, utility billing, and several Premier add-ons also cost extra. Yardi does not publish the amounts.
Sources and method
We read each vendor’s own pricing and product pages, then review sites and news. Prices and features change, so confirm details with the vendor before you buy.
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