The best property management software for property managers

Checked Oct 24, 2026As of October 2026, for property managers with 50 or more units, DoorLoop scores highest (93/100), then Yardi Breeze (86) and AppFolio (84). Scores come from cost at 200 units, documented manager features, AI features, the manager app's App Store rating and whether prices are published.

Scores out of 100 (each bar split by criterion)

DoorLoop93
Yardi Breeze86
AppFolio84
Propertyware84
Rentec Direct80
Buildium58
Entrata53
Rent Manager45

Cost at 200 unitsManager featuresAI featuresApp Store ratingPublished pricing

How we ranked them

Each tool gets up to 100 points, calculated from the published facts on its profile page.

Criterion	Points	How it's scored
Cost at 200 units	30	Full points at $200 a month or less, falling to zero at $1,200 or more; quote-only scores 0
Manager features	30	6 points each for owner portal, accounting, maintenance, screening and listings, where documented on any plan
AI features	15	15 if the vendor documents AI features, 0 if not
App Store rating	15	Manager app rating on a 3.0 to 5.0 scale: 5.0 earns 15, 3.0 or lower earns 0; needs 20+ ratings
Published pricing	10	10 if prices are published in full

The ranking at a glance

#	Tool	Score	Cost at 200 units	Manager features	AI features	App Store rating	Published pricing
1	DoorLoop	93	24/30 $400/mo	30/30 owner portal, accounting, maintenance, screening, listings	15/15 documented	14/15 4.8 from 6,548 ratings	10/10 all plans priced
2	Yardi Breeze	86	30/30 $200/mo	30/30 owner portal, accounting, maintenance, screening, listings	15/15 documented	1/15 3.1 from 36 ratings	10/10 all plans priced
3	AppFolio	84	27/30 ≥ $298/mo	30/30 owner portal, accounting, maintenance, screening, listings	15/15 documented	12/15 4.7 from 8,215 ratings	0/10 some prices not published
4	Propertyware	84	29/30 $250/mo	30/30 owner portal, accounting, maintenance, screening, listings	15/15 documented	0/15 1.4 from 73 ratings	10/10 all plans priced
5	Rentec Direct	80	25/30 $360/mo	30/30 owner portal, accounting, maintenance, screening, listings	15/15 documented	0/15 4.3 from 7 ratings	10/10 all plans priced
6	Buildium	58	0/30 quote only	30/30 owner portal, accounting, maintenance, screening, listings	15/15 documented	13/15 4.7 from 4,520 ratings	0/10 some prices not published
7	Entrata	53	0/30 quote only	24/30 accounting, maintenance, screening, listings	15/15 documented	14/15 4.8 from 2,827 ratings	0/10 some prices not published
8	Rent Manager	45	0/30 quote only	30/30 owner portal, accounting, maintenance, screening, listings	15/15 documented	0/15 2.5 from 121 ratings	0/10 some prices not published

The picks

DoorLoop

200 units: $400/mo

93/100

Best for: Residential, commercial or HOA managers wanting accounting, screening, maintenance and AI agents in one tool.

What works

Unlimited eSignatures and lease templates are included on all plans.
TransUnion screening costs $35 per applicant on all plans, and landlords can mark up the fee.
Rated 4.83 stars from 6,548 ratings in the App Store.
One-on-one virtual onboarding and training come at no extra charge.

Watch for

Monthly minimums of $199 to $479 apply, depending on plan and billing term.
Incoming ACH costs $1.50 on DoorLoop One; it is free on Connect and Multiply.
DoorLoop's pricing page puts the Receptionist agent on Connect and Multiply but also lists agents as add-ons in its comparison table; add-on prices are not published.
Card processing fee rate is not published, and trust accounting is not named.

Yardi Breeze

200 units: $200/mo

86/100

Best for: Landlords of any size who want unit-based pricing with no setup fees and may need affordable, HOA or storage support.

What works

No setup, data conversion, onboarding or training fees, plus free phone support during setup.
No minimum unit count; residential starts at $1 per unit per month with a $100 minimum.
Premier covers affordable, HOA/condo, manufactured housing and self storage as well as residential and commercial.
Any contract can be cancelled within the first 30 days.

Watch for

Screening, ACH and card transaction fees and AI add-on prices are not published.
Premier carries a $400 monthly minimum and residential pricing notes that terms and minimums apply.
Chat IQ, the AI chatbot, is available only as a Premier add-on.
The Yardi Breeze App is rated 3.1 from only 36 ratings.

AppFolio

200 units: ≥ $298/mo

84/100

Best for: Managers of 50 or more units who want accounting, leasing, maintenance and AI tools in one system.

What works

Covers rent collection, screening, leases, maintenance, accounting and owner and resident portals in one product.
Realm-X AI tools, including Assistant and Messages, are included from the Core plan up.
Rent can be paid by eCheck, card, debit and Apple Pay, with AutoPay and split rent.
Resident app has 4.82 from 9,969 App Store ratings.

Watch for

Core requires a 50-unit minimum plus a minimum spend, so small portfolios may not qualify.
Plus and Max minimum spend and unit requirements are not published.
Payment fees, screening price, onboarding fee and contract term are not published.
AppFolio names plans for only some Realm-X Performers (Accounting Performer on Plus and Max); the rest aren't mapped to a plan.

Propertyware

200 units: $250/mo

84/100

Best for: Single-family property managers who want one platform with built-in screening, payments, eSignature and owner portals.

What works

Per-unit rates start at $1.00 per month on Basic, with a $250 monthly minimum.
DocuSign-powered eSignature is included in all three packages.
Owner and tenant portals come with every package.
Open API supports two-way data exchange with other systems.

Watch for

Both mobile apps have low App Store ratings, around 1.4 and 1.7.
A one-time implementation fee of 2x the monthly subscription applies.
Screening and payment transaction fee amounts are not published.
API access costs an extra $1 per unit per month on any package.

Rentec Direct

200 units: $360/mo

80/100

Best for: Landlords and small property managers who want low entry pricing, no contract, and trust accounting available on the PM plan.

What works

No long-term contract, and a two-week free trial is available.
Free setup and onboarding, with no setup fees or training costs.
Starter is a flat $25 per month for 10 or fewer units.
Trust account management and an Owner Portal are included in the PM edition.

Watch for

Pro and PM cannot be downgraded back to Starter.
Who pays for tenant screening is not published.
Starter charges $2.00 per ACH payment and 3.50% on cards.
Support for commercial and HOA properties is not published.

Buildium

200 units: quote only

58/100

Best for: Owners and managers of residential or association portfolios who want AI tools and can accept starting-at pricing.

What works

14-day free trial with no credit card required, and monthly plan pricing.
Premium includes all available Lumina AI features and the AI Workforce at no added charge.
Covers many property types, including community associations, commercial and student housing.
Resident Center app holds a 4.78 App Store rating from 157,537 ratings.

Watch for

Plan prices are shown only as starting at, with the unit-count rule not published.
Onboarding is mandatory on Growth and Premium, and the fee amount is not published.
AI Workforce is a unit-tiered add-on on Essential and Growth, adding to the monthly cost.
Essential charges $2.35 per incoming EFT and a $99 setup per business bank account.

Entrata

200 units: quote only

53/100

Best for: Operators of larger multifamily portfolios who want an all-in-one platform with AI agents and are willing to request a quote.

What works

Covers payments, screening, maintenance, accounting, resident portal and listings within one platform.
Resident Portal Mobile app has a 4.86 App Store rating across 257,182 ratings.
ELI+ agents handle leasing, payments, renewals and maintenance tasks; an AI assistant is included across the platform.
Supports multifamily, military, student, commercial, affordable and manufactured housing.

Watch for

No pricing is published. Buyers must contact sales and book a demo.
Aimed at enterprise multifamily operators. A 5 or 20 unit landlord is outside the evident target market.
Payment and screening fees, provider names, onboarding fees and contract terms are not published.
The ELI+ agent suite is paid, and its price and included tiers are not published.

Rent Manager

200 units: quote only

45/100

Best for: Owners and managers of mixed or specialty portfolios, such as student housing or self storage, who will request a sales quote.

What works

Covers residential, commercial, student housing, self storage, RV parks, affordable housing and vacation homes in one product.
Accounting includes 1099 e-filing through IRS FIRE and AvidPay vendor payments at no cost.
Tenants can pay by card or check online, or in cash at 30,000 CheckFreePay locations.
Orion AI, Rent Manager's name for its AI tools, is built into the bundles, including writing help, invoice capture and report analysis.

Watch for

Basic, Plus and Premium bundles list no prices, only a quote request.
Payment fees, screening price, onboarding fee and contract terms are not published.
rmAppSuite Pro rates 2.5 on the App Store from 121 ratings; rmResident rates 3.5.
AI tools are split across bundles: Script Builder and Report Analysis are on Premium only, and Call Summaries need Rent Manager's phone service.

Why do some platforms score low on price?

Rent Manager and Entrata publish no prices, and Buildium and AppFolio publish only starting prices, so the rubric can't credit them for cost, and you'll need a quote from each to compare. The pricing page shows exactly what each vendor publishes.

If you manage fewer than 50 units, see the guide for small landlords: several of these platforms have monthly minimums that make them expensive at small sizes.

Last checked Oct 24, 2026. Every figure links to the page it came from (see Sources). Found something out of date? Tell us. How we pick and rank: methodology.