Buildium
4.35Well-rounded residential and association PM software with published pricing. Strong accounting; fees add up for payments and screening.
AppFolio Property Manager
4.1Powerful all-in-one PM platform with AI features, favored by mid-size managers. Quote-only with unit minimums.
DoorLoop
3.95Modern, easy PM software with published pricing. Minimums make it pricey for very small landlords.
Verdict by persona
Under 50 unitsPick Buildium
Low entry price.
Want simple per-unit pricingPick DoorLoop
From $2.50/unit.
Scaling past 100 unitsPick AppFolio Property Manager
Depth and AI.
Side by side
| Buildium | AppFolio Property Manager | DoorLoop | |
|---|---|---|---|
| Our score | 4.35 / 5 | 4.1 / 5 | 3.95 / 5 |
| Rank | #1 in Property Management | #3 in Property Management | #5 in Property Management |
| Pricing | Essential from $62/mo, Growth from $192/mo, Premium from $400/mo; scales with unit count. | Quote only (Core, Plus, Max); Core has a 50-unit minimum. | One $2.50/unit/mo annual ($199 min); Connect $4/unit ($299 min); Multiply $5/unit ($399 min, invite-only). |
| Best for | Small-to-mid residential portfolios | Mid-to-large portfolios | Growing managers leaving spreadsheets |
| Skip it if | You manage only a few units yourself (a lighter landlord tool may be cheaper), or you run a large commercial portfolio that needs enterprise features. | You have fewer than about 50 units. | You have a handful of units. |
| Features | 5/5 | 5/5 | 4/5 |
| Value | 4/5 | 3/5 | 3/5 |
| Ease of use | 4/5 | 4/5 | 5/5 |
| Reputation | 4/5 | 4/5 | 4/5 |
| Pros | Published pricing · Solid accounting and resident portal | Very complete feature set and AI tools · Strong mobile and resident experience | Easy onboarding · Published per-unit pricing |
| Cons | Price rises with units · Some features locked to higher tiers | No public pricing · 50-unit minimum on Core | $199/mo minimum · Pricing has changed often |
| Integrations | Buildium connects to TransUnion screening, payment processing, and a marketplace of partner apps. Premium includes an Open API for custom connections. | AppFolio has a marketplace of integrations. | Integrations via its marketplace and QuickBooks. |
| Pricing notes | Prices scale with unit count. Per-use fees: screening $17 ($20 enhanced on Growth and Premium, or $35 applicant-paid); incoming EFT $2.35 (Essential), $1.35 (Growth), free for 12 months then $0.60 (Premium); outgoing EFT $0.99; cards 2.99%. 14-day free trial. E-signatures: $5/document on Essential, $1/document on Growth, unlimited on Premium. Growth and Premium require paid onboarding. Live phone support is on Growth and Premium only. Includes Lumina AI and an AI Assistant. | Quote-only. | Prices from DoorLoop's pricing page. |
Pricing
Buildium
- Essential: From $62/mo · Core accounting, maintenance, leasing, standard reporting, basic portals.
- Growth: From $192/mo · More customization and reporting automation, enhanced screening, lower e-sign and EFT costs, AI-enhanced communications and analytics.
- Premium: From $400/mo · Free inspections and e-signatures, first year of incoming EFT free, automations suite and Open API, priority support.
AppFolio Property Manager
- Core / Plus / Max: See vendor pricing · Core has a 50-unit minimum.
DoorLoop
- One: $2.50/unit/mo billed annually · $199 minimum.
- Connect: $4/unit · $299 minimum.
- Multiply: $5/unit · $399 minimum, invite-only.
FAQ
Which publishes prices?
Buildium and DoorLoop. AppFolio is quote-only.
Minimums?
DoorLoop $199/mo; AppFolio Core 50 units.
Top ranked?
Buildium is #1 in our PM ranking.
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