Best Property Management Software for 50 to 200 Doors

What does property management software cost at 50, 100 and 200 doors?

Yardi Breeze is the lowest list price at every size from 50 to 200 doors. We did the math from each pricing page on 2026-10-20. These are list floors, not quotes.

Software	50 doors	100 doors	200 doors	How the page prices it
Yardi Breeze (residential)	$100	$100	$200	$1 per unit a month, $100 monthly minimum, annual agreement
AppFolio Core	$74.50 + spend minimum	$149 + spend minimum	$298 + spend minimum	From $1.49 per unit a month, 50-unit minimum, minimum spend not shown
DoorLoop One	$199	$250	$400	$2.50 per unit a month, $1.50 per unit above 100, $199 monthly minimum
Rentvine	From $75	From $150	From $300	“As low as” $1.50 per unit, quote only, one-time setup fee
Buildium Essential	From $62	Quote	Quote	From $62 a month, price by size not shown

Sources: the Yardi Breeze, AppFolio, DoorLoop, Rentvine and Buildium pricing pages, read 2026-10-20.

Read the table with care. AppFolio says a minimum spend applies but does not give the number. Rentvine shows only an “as low as” rate. Buildium shows only a starting price. So for those three, only a written quote gives the true number.

Which software has no minimum unit count?

Yardi Breeze has no unit minimum. Its FAQ says: “There is no minimum number of units that you must manage.” But Breeze charges at least $100 a month for residential portfolios, $200 for commercial or mixed, and $400 for Breeze Premier.

The other four tools work like this:

• AppFolio Core: a 50-unit minimum and a minimum spend. Plus and Max also have unit and spend minimums that the page does not show.
• DoorLoop One: no unit minimum on the page, but a $199 monthly minimum. Connect has a $299 minimum and Multiply a $399 minimum.
• Rentvine: prices “per active unit”. The page gives no unit floor.
• Buildium: the page shows no unit minimum. Customers with more than 5,000 units call for a price.

A unit rule and a spend rule are different. At 50 doors, a $199 minimum costs more than a $1.49 rate. Ask each vendor how it counts vacant and inactive units.

What setup and transaction fees come on top?

Setup and transaction fees change the real bill, and most pages do not price them.

Software	Setup or onboarding	Transaction fees on the page
Yardi Breeze	“No onboarding fees”, no training or support fees	Screening and other per-transaction costs billed separately
AppFolio	Not shown	Not shown
DoorLoop	Not shown	Tenant screening $35 per applicant
Rentvine	One-time setup fee, amount not shown	“Transaction and screening fees may apply”
Buildium	Onboarding required on Growth and Premium, price not shown	Incoming EFT $2.35 (Essential), $1.35 (Growth), free 12 months then $0.60 (Premium)

On 100 doors, rent alone is about 100 incoming payments a month. At $2.35 each, Buildium Essential adds $235 a month to its $62 base. Ask every vendor who pays each fee: you, the owner or the tenant.

Which tools have trust accounting built in?

Rentvine has a page for trust accounting. The page lists “3-way tie reconciliation”: bank statement, trust ledger and property ledgers matched at once. The page does not say that every plan includes it, so ask.

AppFolio, Buildium, Yardi Breeze and DoorLoop also sell accounting. Do not trust the word “accounting” alone. Give each vendor the same test case in the demo:

1. A returned rent payment. See how the tenant, owner and trust ledgers change.
2. An outstanding check. See it in the bank reconciliation.
3. An owner reserve. See it on the owner statement.
4. Two owners on one bank account. See if a negative owner balance shows clearly.

Your accountant must explain the ending balance without a side spreadsheet. Keep the sample reports with your buying notes.

Which tool fits which company?

Start from your door count and your accounting needs. Then compare quotes.

• Lowest list price, 50 to 200 doors: Yardi Breeze. $100 a month up to 100 doors, no setup fee, annual agreement.
• Accounting-led team that wants trust tools shown up front: Rentvine. Get a quote for your active units and the setup fee.
• Want a published per-unit price above 100 doors: DoorLoop One. The rate drops to $1.50 per unit above 100.
• Plan to grow past 200 doors on one platform: AppFolio. Core starts at $1.49 per unit, Plus at $3.20 and Max at $5.00.
• Want a low monthly base: Buildium Essential from $62 a month. Count the EFT fees first.

When do you outgrow an entry-level tool?

You outgrow an entry-level tool when manual work breaks your controls or slows service. Door count alone is not the trigger.

Watch for these signs:

• Late owner statements. Name the task and the person who waits.
• Repeat manual transfers. Count them for one month.
• Repairs tracked in text messages. Staff cannot find the history.
• One absence stops payments. Only one person can approve.
• Exports you cannot open. Check that you can keep your own records.

For two of these tools side by side, read AppFolio vs Buildium. Software is a cost per door, so check that your fee covers it with the property management fee calculator.

Disclosure: this page has no affiliate links. No vendor paid for it or checked it.