What is the best property management software for a small landlord?
If you own 1 to 10 rentals and manage them yourself, start with TurboTenant's free plan. It covers listings, screening and online rent collection with no contract, and renters pay the screening and bank transfer fees.
If you want full accounting and owner statements, Buildium Essential costs $62 a month for up to 20 units and $80 for 21 to 40, with a free 14-day trial. From 41 to 100 units, Yardi Breeze is the cheapest published option at $100 a month, on an annual agreement.
Related: DoorLoop vs TurboTenant · Buildium vs Yardi Breeze · Buildium pricing · All property management software
Our picks by situation
The free plan covers listings, screening and online rent collection, with no contract. Essentials starts at $12.42 a month and Pro at $16.58 when you want online leases or lower renter fees.
Essential is $62 a month for up to 20 units and $80 for 21 to 40, or about 10% less if you prepay a year. Every plan starts with a free 14-day trial, no credit card.
$1 per unit a month with a $100 minimum, so up to 100 units costs $100 a month. No setup or training fees, but it needs an annual agreement.
DoorLoop One is $2.50 per unit a month on yearly billing with a $199 minimum, and includes unlimited users and full API access. Too pricey for a few doors.
Picks are ordered by fit for small landlords, not by commission. We may earn a commission from Buildium and DoorLoop links. We don't earn one from TurboTenant or Yardi Breeze.
What each costs at 5, 20 and 40 units
| Tool | 5 units | 20 units | 40 units | Free trial or plan |
|---|---|---|---|---|
| TurboTenant | $0 (Free), or from $12.42/mo | $0 (Free), or from $12.42/mo | $0 (Free), or from $12.42/mo | Free plan |
| Buildium Essential | $62/mo | $62/mo | $80/mo | 14-day free trial, no card |
| Yardi Breeze | $100/mo (minimum) | $100/mo (minimum) | $100/mo (minimum) | Demo only (annual agreement) |
| DoorLoop One | $199/mo (minimum, yearly) | $199/mo (minimum, yearly) | $199/mo (minimum, yearly) | Demo only |
| AppFolio | Not available (50-unit minimum) | Not available (50-unit minimum) | Not available (50-unit minimum) | Demo only |
Prices checked on each vendor's own pricing page on Oct 25, 2026, in US dollars. TurboTenant lists its paid plans as "starting at" and doesn't say on that page how the price changes with unit count. Payment, screening and add-on fees are extra.
The fees that matter more than the plan price
With a few units, per-payment fees can cost more than the subscription. Look at who pays them, you or your tenant, before you choose.
- TurboTenant Free: renters pay $55 for screening and $2 per bank transfer; card payments are 3.49%. On Pro, screening drops to $45 and bank transfers are free for renters.
- Buildium Essential: each incoming tenant EFT costs $2.35, eSignatures are $5 a document, and screening is $17 (or $35 paid by the applicant).
- Yardi Breeze: no setup, training or support fees. Screening and online payments may carry per-transaction charges that Yardi doesn't publish, so ask for them in writing.
- DoorLoop One: incoming ACH is $1.50 per payment, screening is $35, and eSignatures are unlimited.
How to choose in five minutes
- Count your units today and in two years. Buildium Essential stops at 40 units and DoorLoop's minimum covers up to 79.
- Decide who you're managing for. If it's only your own rentals, TurboTenant or Buildium Essential is usually enough. If you manage for other owners, you'll want owner portals and trust accounting reports, so look at Buildium, Yardi Breeze or DoorLoop.
- Check how your tenants pay. If most pay by bank transfer, compare the per-payment fees above, not just the plan price.
- Try before you commit. Buildium has a free trial and TurboTenant has a free plan. Yardi Breeze needs an annual agreement, so take the demo first.
- Use leases and notices that follow your state or province's rules, and ask a lawyer about anything unusual. Software templates don't replace local legal advice.
Skip these if you're small
- AppFolio: Core starts at $1.49 per unit a month, but a 50-unit minimum and a minimum spend apply, and the final price is by quote.
- Rent Manager: quote-only pricing and a steeper learning curve, so it suits bigger, mixed portfolios.
Bottom line
Own a few rentals and manage them yourself? Start on TurboTenant's free plan. Want proper accounting under 40 units? Try Buildium Essential free for 14 days. Between 41 and 100 units, get a written Yardi Breeze quote that includes payment and screening fees.
FAQ
What is the best free property management software for small landlords?
TurboTenant has a $0 plan with no contract that covers listings, applicant screening and online rent collection. On the free plan, renters pay a $55 screening fee and $2 per bank transfer.
Is Buildium worth it for under 20 units?
It can be if you want full property accounting, owner statements and a resident portal. Essential costs $62 a month for up to 20 units, and the free 14-day trial lets you test it with sample data before you pay. If you only need listings, screening and rent collection, TurboTenant's free plan may be enough.
Is DoorLoop good for small landlords?
DoorLoop is easy to use, but DoorLoop One has a $199 monthly minimum on yearly billing ($239 billed monthly). That's more than Buildium Essential or Yardi Breeze for a small portfolio, so it makes more sense as you approach 80 units or need several users.
Why isn't AppFolio on this list?
AppFolio Core has a 50-unit minimum plus a minimum spend, and the final price is by quote. It's built for larger portfolios.
Does Yardi Breeze work for very small portfolios?
Yardi says there's no minimum number of units, but residential portfolios pay at least $100 a month on an annual agreement. Under 40 units, Buildium Essential costs less on the subscription.
Sources: TurboTenant pricing · Buildium pricing page and calculator · Yardi Breeze pricing · Yardi Breeze FAQ · DoorLoop pricing (Yearly and Monthly) · AppFolio pricing. Checked . Prices change, so confirm with each vendor before you buy. Report an error
Related
- DoorLoop vs TurboTenant
- Buildium vs Yardi Breeze
- Buildium vs DoorLoop
- Buildium pricing by unit count
- DoorLoop pricing explained
- TurboTenant review
- Yardi Breeze review
- All property management software
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