Software guide · Property management
Compare property management software by owner/property accounting, rent ledgers, leasing, work orders and unit turns. Buildium, AppFolio and DoorLoop publish workflows to investigate; reconcile real sample ledgers and approval controls before switching.
A property portfolio connects owner, property, unit, resident, lease, ledger and maintenance record. Test money movement and work orders against the same unit; a tenant portal alone does not validate property accounting.
The cost case · Property management
Start with the bill and one costly workflow. The comparison is straightforward: recurring software costs you can actually remove, minus the hosting, AI, integrations and upkeep a replacement needs. Time saved is a separate gain, and only becomes margin when the business can use it.
Current software · researched prices
Property management software runs $18 to $2,299 a month across the 6 vendors that publish prices. The research includes software with a bundled website; confirm any hosting or setup charges. 29 of 73 vendors have quote-only pricing in our research.
Published starting prices are not a like-for-like quote. Confirm the plans, seats, add-ons, payment fees and setup your workflow requires.
A focused tool · under your control
One time: map the rules, build, test edge cases, move only the data needed and train the people who use it.
Each month: affordable hosting, coding-AI usage, any database or integrations, backups and maintenance. Price these for the actual application; a $0 or low hosting tier is not the total cost.
You control: the code repository, domain, data and service accounts. Someone on your side owns updates, access, recovery and support.
The exact replacement cost depends on scope and usage. Bring your invoice and one frustrating task; we’ll map what can stay, what could be owned and the costs to verify.
Get a free 30-minute cost and workflow reviewBuild the customer and job workspace, then estimates, scheduling and customer updates. Connect accounting and payments through a verified handoff.
Use the buying and migration brief above to check records, edge cases and acceptance tests before deciding what to replace.
Source-recorded terms. Confirm your own agreement and export access before planning a move.
Cancelling mid-term for convenience requires 30 days' notice plus an early termination fee of 50% of the remaining subscription fees.
Vendor source ↗Recorded Sep 26, 2026Subscriptions auto-renew on the same monthly or annual term unless written notice is given 30 days before the term ends.
Vendor source ↗Recorded Sep 26, 2026Price scales with units managed; the $45 Base price covers only the first 1-25 units and is billed yearly.
Vendor source ↗Recorded Sep 26, 2026The association product has a $400/month minimum regardless of unit count, on an annual agreement.
Vendor source ↗Recorded Sep 26, 2026These terms appear in the same research category. Check your specific workflow before treating products as interchangeable.
A shortlist to investigate
Fit notes are our assessment of the linked vendor descriptions, not hands-on product reviews. Feature sources checked Oct 1, 2026; pricing records below retain their own dates.
You want to evaluate a property-management suite with leasing, resident services, maintenance and property accounting.
Buildium describes property-level accounting, online payments, leasing and maintenance work orders.
Verify how bank reconciliation, owner statements, fees, unit limits and maintenance vendor payments map to your portfolio and plan.
You manage a portfolio where resident work orders, unit turns and accounting must stay connected.
AppFolio documents maintenance intake, work orders, vendor payments and unit-turn workflows.
Walk through one resident request to owner charge or vendor payment and inspect the change/audit history and portfolio-level reports.
You want to compare connected rent collection, maintenance, lease and accounting workflows.
DoorLoop describes accounting, rent collection, resident requests and leasing in one property-management platform.
Ask for a sample owner ledger and bank reconciliation, plus a maintenance authorization path that respects your approval limits.
A practical buying brief
Use these questions with a vendor or a builder. The point is to see your own work completed, including the awkward cases.
| What matters | Ask this | Then demonstrate this |
|---|---|---|
| Portfolio accounting | Can each receipt and expense attach to the correct entity, property, unit and owner ledger? | Post a sample rent receipt, management fee and vendor invoice; reconcile property and owner statements to the bank. |
| Lease and resident account | Do lease dates, deposits, recurring charges, payments and move-out settlement agree? | Create a fictional resident, post a deposit and rent, then model a move-out and compare resident and owner ledgers. |
| Maintenance approval | Can a resident request become an authorized work order with vendor quote and final bill? | Create a work order under the owner’s approval threshold, request a quote, obtain approval and post the invoice. |
| Unit turn | Does notice trigger a visible sequence from inspection through work and rent-ready status? | Close a tenancy and follow inspection, tasks, costs, availability and a new lease on the same unit. |
A text checklist with space to record what works, what fails and what needs a follow-up.
Your demo script
Use a test property and fictional tenant account. Ask a property manager and bookkeeper to verify the same transaction trail.
Request properties, units, owners/entities, residents, leases, recurring charges, deposits, payments, vendor bills, work orders, inspections and documents. Reconcile trust/client funds, open balances and owner statements. Sample multi-unit owners and resident histories; check attachments, permissions and audit history. Keep payment processor and bank connections in the conversion plan.
Property accounting and tenant funds need a reviewed financial-control scope. A custom resident intake or owner reporting tool can be considered around a verified ledger; do not replace accounting or payments until every balance and approval path reconciles.
Compare costs, recovered admin time and margin on this page →
Workflow documentation checked Oct 1, 2026. Pricing tables elsewhere on this page retain their own capture dates. The demo scripts and migration guidance are our proposed evaluation method, not hands-on vendor reviews.
Property management software runs $18 to $2,299 a month across the 6 vendors that publish prices. The research includes software with a bundled website; confirm any hosting or setup charges. 29 of 73 vendors have quote-only pricing in our research.
Where the money goes
The base plan is priced by units, and the rest arrives as add-ons: Buildium charges $40 a month for Property Inspections on Essential, $41 for Showings Coordinator and $5 per eSign document. Propertyware has monthly minimums of $250 to $450, sells Professional Websites for $99 a month and charges an implementation fee of twice the monthly subscription. DoorLoop adds $3 per unit past its plan allowance.
Keep your trust accounting, rent collection and tenant portal. They carry compliance weight, and the audit won't touch them.
Ask providers to demonstrate this workflow using your edge cases. Check which plan includes each step, what costs extra and how your records can be exported.
64 vendors and options researched for property management
Listed A to Z, not ranked. Prices and every quoted catch come from each vendor's own pricing page or terms, linked and dated. 29 have quote-only pricing in our research.
Free listing, screening, lease and rent-collection tools for landlords on the Apartments.com network.
Apartment and multifamily marketing agency: paid media, SEO, reputation, Fiona AI analytics.
AI leasing and resident-communication assistant for multifamily housing operators.
Renter-centric CRM and AI leasing platform for multifamily operators.
Apartment marketing for multifamily: websites, SEO, paid media (formerly G5).
Rental property bookkeeping and management app for landlords.
Multifamily leasing CRM, scheduling, messaging and AI tools.
Multifamily leasing AI and call-center tools (now redirects to Funnel).
Apartment digital marketing services and websites under a 'GoDirect' marketing approach.
All-in-one property management software: books, payments, maintenance, leasing, concierge.
No pricing is published; the homepage claims no user or monthly fees, and buyers are sent to a demo.
“No User or Monthly Fees”managego.com, Sep 26, 2026
HOA and condo management software: accounting, collections and delinquencies, e-payments for maintenance fees, resident communications.
No prices are published; buyers are routed to a demo request.
“Get tailored advice and schedule your custom Engage demo with an MRI expert”mrisoftware.com, Sep 26, 2026
Property management and HOA accounting software, cloud-hosted or on-site, for more than 30 years.
No prices are published; the site offers a demo download and sales contact.
“Request a Fully-Functional Demo”sales.promas.com, Sep 26, 2026
Next Generation Property Management Software.
No pricing is published (the /pricing URL returns 404); the site offers a demo.
“Next Generation Property Management Software Schedule a Demo”propertymatrix.com, Sep 26, 2026
Since 1997, property management software for student, multifamily, and single family housing companies.
No pricing page; the site routes buyers to a live demo.
“Schedule a one-on-one LIVE demo of propertyboss property management software today!”propertyboss.com, Sep 26, 2026
OneSite is the multifamily industry's leading property management system (RealPage).
No prices are published; buyers are routed to a demo request.
“deliver proven NOI growth across your portfolio in one connected platform. Request a Demo”realpage.com, Sep 26, 2026
Property management software (not readable today).
Property management AI software with accounting at the core, for single-family, multifamily and student housing PM companies.
No pricing page; the site routes buyers to a demo.
“See how it works See a Demo”revela.co, Sep 26, 2026
Showing scheduling, self-showing and leasing automation for property managers.
Property management software for landlords and property managers.
Multifamily advertising agency and proptech: websites, ad syndication, ILoveLeasing CRM, SEO, chat.
Leasing automation and self-showings for single-family property managers.
Property management marketing agency (SEO, Facebook ads, website design, reputation) for single-family and multifamily PM companies.
Specialist agencies in this business category
These agencies appear in the business-category research but do not yet have a full software pricing profile. Rates are shown only when verified from the provider's own source.
Price basis: seats + bundled marketing services
Price basis: custom-coded property-management marketing site by quote
Price basis: Monthly SEO plan; market competitiveness and work volume
Price basis: Scope, channel mix and transaction data; request written proposal
Price basis: unpublished project or campaign pricing
Price basis: unpublished project or campaign pricing
Price basis: unpublished project or campaign pricing
Price basis: unpublished project or campaign pricing
Price basis: unpublished project or campaign pricing
Questions owners ask
Breaking owner/property/unit relationships or failing to reconcile deposits, rent balances, vendor bills and client funds. Agree on sample ledgers and have a bookkeeper verify the conversion before payment cutover.
Many products describe both. Test approval limits, vendor bills, owner allocation, bank reconciliation and audit history in your plan rather than relying on a high-level feature list.
Buildium starts at $62, $192 or $400 a month depending on tier. DoorLoop starts at $99 for up to 10 units, then $3 per unit. TenantCloud starts at $18 for 10 leases. AppFolio and Rent Manager don't publish prices.
Yes. Buildium includes a company marketing website in its pricing. Add-ons like Property Inspections at $40 a month and Showings Coordinator at $41 are billed separately.
Professional Websites is a $99 monthly add-on. It sits on top of Propertyware's monthly minimums of $250, $350 or $450, plus an implementation fee equal to twice the monthly subscription.
Related businesses
Bring one workflow or software bill to a free 30-minute conversation. We’ll map what a coding AI and affordable hosting might cover, and what ownership would require.
Practical guidance, not a promise of a cheap or maintenance-free replacement.