Managing rental properties, whether it’s a handful of units or a full-scale portfolio, is a complex job. From rent collection and maintenance tracking to tenant communication and accounting, there’s a lot on the property manager’s plate. That’s why many managers opt for property manager software like Buildium, AppFolio, and Yardi.
Each platform offers cloud-based property management solutions with a different set of features, strengths, and pricing structures tailored to different kinds of users.
So, if you’re trying to figure out which one fits your needs, this in-depth property management software comparison (Buildium vs AppFolio vs Yardi) will help clear the fog.
1. Yardi
Yardi has been a major player in property management software for decades. It’s particularly well-known for its extensive suite of property management tools that cater to both residential and commercial property managers. With a range of products like Yardi Breeze and Yardi Voyager, the company offers flexibility for different business sizes and needs.
Yardi Pricing and Features
Yardi doesn’t publish all its pricing publicly, which can make comparisons a little tricky. However, here’s a general idea:
- Yardi Breeze starts at around $1 per unit/month, with a minimum monthly fee of about $100.
- Yardi Voyager, the more advanced version, is customized for larger portfolios and enterprise clients. Pricing is based on a quote and usually requires on-boarding assistance.
Some standout features include:
- Advanced accounting and budgeting tools.
- Maintenance request tracking.
- Online rent payments and tenant portals.
- Built-in marketing tools.
- Support for both residential and commercial properties.
Yardi also integrates with other tools in the Yardi ecosystem, making it a great fit for firms with complex operations.
Who is Yardi Best For?
Yardi is best suited for mid to large property management companies, especially those handling mixed-use, commercial, or multifamily portfolios. If you’re managing more than a few hundred units or have properties in multiple categories, Yardi’s layered features can provide a unified solution.
2. Buildium
Buildium is often the go-to choice for residential property managers, particularly those managing smaller to mid-sized portfolios. It offers a clean interface, solid support, and a strong suite of tools that don’t overwhelm users.
Buildium Pricing and Features
Buildium has transparent pricing with three main tiers:
- Essential: Starts at $58/month
- Growth: Starts at $183/month
- Premium: Starts at $375/month
(Prices may vary depending on the number of units you manage.)
Key features across plans:
- Online rent collection.
- Tenant and lease tracking.
- Maintenance request management.
- Basic accounting tools.
- Communication tools like email templates and text messaging.
Higher-tier plans include advanced accounting, analytics, and priority support.
If you’re looking for something that’s ready to go right out of the box, Buildium checks that box.
Who is Buildium Best For?
Buildium is ideal for residential property managers handling 50 to 5,000 units. It’s also a solid choice for landlords and property management firms focused primarily on apartments, condos, and single-family homes.
While it does offer some support for associations and mixed-use properties, it’s primarily built around residential management. Buildium is a very popular choice for those looking for a balance between affordability and strong core features.
3- AppFolio
AppFolio is known for its sleek interface, automation, and ability to scale with your business. It caters to both residential and commercial property managers and even includes tools for student housing and community associations.
AppFolio Pricing and Features
AppFolio’s pricing is based on unit count and plan selection.
- Core: $1.49 per unit/month with a minimum monthly charge of $298/month.
- Plus: $3.20 per unit/month with a minimum monthly charge of $960/month.
- Max: $5 per unit/month with a minimum monthly charge of $7,500/month.
Important to note: AppFolio requires a minimum portfolio size of 50 units to sign up.
Features you’ll find include:
- AI leasing assistant and automation tools
- Customizable owner and tenant portals
- In-app communication
- Marketing and leasing tools
- Advanced performance insights
Who is AppFolio Best For?
AppFolio is an excellent choice for growing property managers and mid-sized firms, particularly those managing multifamily, student housing, or mixed portfolios. It also offers great rental management tools for landlords looking to automate workflows.
If you’re just starting out with fewer than 50 units, AppFolio might be out of reach due to its minimum requirements and pricing. But for those who want an intuitive, cloud-based property management solution that can scale, it’s a strong contender.
Side-by-Side Comparison: Yardi vs AppFolio vs Buildium
|
Feature |
Yardi | Buildium |
AppFolio |
| Starting Price | ~$1/unit (min $100/month) | $55/month (Essential) | $298/month (Core, min 50 units) |
| Free Trial | No | Yes (14-day) | No |
| Best For | Enterprise & Commercial Portfolios | Residential Managers | Mid-size Managers & Scaling Firms |
| Residential Support | Yes | Yes | Yes |
| Commercial Support | Full featured | Limited | Available |
| Mobile App | Yes | Yes | Yes |
| Online Payments | Yes | Yes | Yes |
| Accounting Tools | Advanced | Standard to Advanced | Advanced |
| Minimum Units to Start | Varies (flexible) | None | 50 units minimum |
| User Interface | Moderate learning curve | User-friendly | Sleek and modern |
| Customer Support | Ticket and premium support | Phone and email support | Chat, phone, onboarding assistance |
How to Choose the Right Software
Choosing between Buildium vs AppFolio vs Yardi comes down to your property type, portfolio size, and business goals. Here’s how to narrow it down:
Read User Feedback
Beyond the feature lists and price points, real-world use offers critical insight into how these platforms perform under day-to-day pressure.
Here’s a quick overview of what property managers commonly highlight about Buildium vs AppFolio vs Yardi:
- Yardi gets strong feedback for its depth, especially from companies with complex accounting needs or large portfolios. Yardi Breeze is noted as a lighter alternative, though some users find the interface less modern compared to competitors. Voyager users acknowledge its power but caution that onboarding can take time and often requires training.
- Buildium users often praise its intuitive design and fast onboarding process. Many say the software is ideal for smaller teams who need reliable tools without a steep learning curve. However, some users mention that custom reporting can be limited compared to more robust systems.
- AppFolio earns high marks for automation features and mobile functionality. Property managers managing multifamily units or student housing say the platform simplifies their leasing and communication workflows. That said, the higher cost and 50-unit minimum can be barriers for some.
Reading case studies or asking for references during a demo can also help you determine whether a platform aligns with your workflow.
Consider Integration and Customization Options
Another important consideration when comparing Buildium vs AppFolio vs Yardi is how well these platforms integrate with other tools you’re already using.
- Yardi, especially the Voyager version, has robust integration capabilities. It connects with dozens of third-party applications, from utility billing to procurement systems. That said, managing and maintaining those integrations often requires assistance from independent Yardi consultants.
- Buildium offers built-in tools for accounting and communication, but also supports integrations for inspections and certain payment processors. While it’s not the most open-ended platform, it covers most of the essentials for residential managers.
- AppFolio has a more modern tech stack and allows for API access (on higher-tier plans), which gives tech-savvy firms more customization options. You can also automate workflows, integrate with utility billing platforms, and connect data reporting tools.
If your team relies on specific tools or has plans to expand digital operations, make sure the software you choose can support your future tech stack.
Customer Support and Training Matters
Even the most user-friendly property management software comes with a learning curve. Whether you’re onboarding a new team member, setting up your accounting structure, or troubleshooting a feature, strong customer support can make all the difference.
Here’s how support compares across Yardi vs AppFolio vs Buildium:
- Yardi varies more in this area depending on which product you’re using. Yardi Breeze customers get standard support through a ticketing system, while Voyager users typically work with dedicated support reps and implementation partners. The learning curve can be steeper, but Yardi does offer extensive training libraries, webinars, and certification programs.
- AppFolio provides in-app chat support and dedicated onboarding assistance. Plus plan customers often get access to more personalized help and consultation during setup. AppFolio also runs an annual user conference and provides webinars throughout the year to keep customers updated on new features.
- Buildium offers email and phone support depending on your plan. Users on the higher-tier Growth and Premium plans get faster response times and access to a dedicated success manager. There’s also a comprehensive knowledge base with video tutorials and documentation for self-paced learning.
When choosing the best software for property managers, factor in the level of support you’ll need, not just during setup, but as your business evolves. Responsive, knowledgeable support can help you avoid costly delays and keep your operations running smoothly.
Conclusion
The debate between Buildium vs AppFolio vs Yardi isn’t about finding the perfect platform; it’s about finding the right fit. Each software has its strengths:
- Yardi is a robust choice for large or commercial operations that need a customizable platform.
- Buildium offers simplicity, affordability, and reliability for residential managers.
- AppFolio delivers modern, scalable tools for firms that are growing fast and want automation backed in.
No matter which one you go with, investing in a solid property management system will help you save time, reduce stress, and deliver a better experience to tenants and owners alike.
