AppFolio vs Buildium vs Yardi (2026)
All three vendors' core pricing was re-verified and held up accurate this pass. New context added: RealPage acquired Buildium for $580 million in 2019, part of why EFT fees have risen roughly 40% since; and Yardi's zero-ACH-fee policy can save a 1,000-unit portfolio $20,000-$30,000/year versus competitors still charging per-transaction fees.
Find yourself first
Property managers choosing their first professional PMS
Weighing per-unit pricing traps against flat-rate simplicity.
Small landlords confused by AppFolio's minimum fee structure
The $298/month minimum applies regardless of unit count below 200.
HOA managers looking for the strongest community association tools
Buildium remains the strongest fit here.
Large portfolio operators evaluating enterprise-grade platforms
Yardi Voyager's cost now has more granular benchmarks by portfolio size.
Anyone switching from spreadsheets or basic tools like Cozy or Avail
All three offer a meaningful step up in capability.
Managers handling mixed residential, commercial, or affordable housing
Yardi's specialty tiers now have specific rates broken out.
Ownership and fee-history details filled in
The 10-second answer
AppFolio
Core $1.49/unit/mo, $298/mo minimum — all re-confirmed unchanged. #1 rated PMS on G2 2026. Native AI (Realm-X). Best mobile app. Only becomes cost-efficient at 200+ units.
$1.49/unit/mo ($298 min)Buildium
$62/mo flat (Essential), re-confirmed unchanged. Only platform with a free 14-day trial. Best HOA tools. Now owned by RealPage (2019, $580M — new context) — part of why fees have risen since.
$62/mo flatYardi Breeze
$1/unit/mo, $100/mo minimum, re-confirmed unchanged. Free implementation. $0 ACH fees (saves $20-30K/yr at 1,000 units, new quantification). Clear upgrade path to Voyager.
$1/unit/mo ($100 min)Match your situation
| Your situation | Best fit | Why |
|---|---|---|
| Portfolio under 100 units on a budget | Buildium or Yardi Breeze | AppFolio's $298/mo minimum is prohibitive; Buildium flat $62/mo, Yardi $100/mo. |
| 200+ units wanting modern AI-powered platform | AppFolio | Best mobile app, AI leasing (Realm-X), and unified accounting at scale. |
| HOA or community association management | Buildium | Strongest violation tracking, board communications, and HOA-specific reporting. |
| Want a free trial before committing | Buildium | Only platform offering a free 14-day trial — AppFolio and Yardi require demos. |
| Large or commercial portfolio needing deep accounting | Yardi (Voyager) | Most powerful accounting and compliance tools in the industry at enterprise scale. |
| Free implementation and training included | Yardi Breeze | Yardi includes free onboarding — AppFolio charges $400+, Buildium charges setup fees. |
| High online payment volume, want to avoid transaction fees | Yardi Breeze | $0 ACH fees can save $20,000-$30,000/year at 1,000 units (new quantified example). |
| Enterprise portfolio, budgeting Voyager | Yardi Voyager | Now benchmarked by size: $30K-$75K/yr (500-2K units), $150K+/yr (2K+ units, new detail). |
What will your portfolio actually cost?
AppFolio's advertised per-unit rate is only accurate at large portfolios. Drag to your unit count to see the real monthly cost — all figures re-confirmed July 2026.
⚠️ Buildium figures shown exclude EFT/transaction fees, which add 30-50% on Essential for portfolios with high online payment volume — see the Buildium deep-dive below for exact figures. AppFolio and Yardi minimums apply regardless of actual unit count below their respective breakeven points.
The numbers that matter
$5.96/unit — 4× the advertised rate
part of why fees have risen since
waived since January 2024 — unique advantage
vs competitors charging $2-3/transaction
part of a documented pattern since RealPage acquisition
rising to $150K+/yr for 2,000+ unit operators
Three platforms, three pricing philosophies
AppFolio — Best Platform, Worst Entry Price, Pricing Confirmed Unchanged
$1.49/unit/mo ($298 min)AppFolio's pricing (Core $1.49/unit/month, $298/month minimum; Plus $3.20/unit/month, $960/month minimum; Max $5/unit/month, $7,500/month minimum) was re-verified this pass and confirmed accurate — no change. The $298/month minimum means a 50-unit portfolio pays an effective rate of $5.96/unit, four times the advertised price. The platform only becomes genuinely cost-efficient at 200 units, where the minimum and per-unit math converge exactly.
- #1 rated PMS on G2 2026 — best overall platform
- Native AI via AppFolio Realm-X (leasing assistant, automation)
- Best mobile app experience of the three
- Unified accounting — no need for QuickBooks
- $298/mo minimum — prohibitive for under 200 units, confirmed unchanged
- Annual contract required — auto-renews
- $400+ onboarding fee on top of subscription
- Per-unit cost escalates sharply on Plus ($3.20/unit) and Max ($5/unit)
Buildium — Most Accessible, Now With Ownership Context
$62/mo flat (Essential)Buildium's flat-rate pricing ($62/month Essential, $192/month Growth, $400/month Premium) and EFT fee structure ($2.35/payment Essential, $1.35 Growth) were both re-verified directly against Buildium's own official pricing page and confirmed accurate. New context: RealPage acquired Buildium for $580 million in 2019, and EFT fees rose approximately 40% in 2023 — part of a documented pattern where some users report 5-6 price increases within a 2.5-year window since the acquisition. On the Premium tier, incoming EFT is free for the first 12 months, then $0.60/transaction — a detail not previously highlighted.
- Only platform with a free 14-day trial using real sample data
- Flat-rate pricing — no per-unit fee surprises at the base level
- No unit minimum and no long-term contract
- Best HOA and community association features of the three
- EFT transaction fees ($2.35/payment on Essential) add 30-50% to true cost
- $99 bank account setup fee on Essential plan
- Documented pattern of frequent fee increases since RealPage's 2019 acquisition (new context)
- Less powerful than AppFolio at 500+ unit scale
Yardi Breeze — Best Entry Price, Now With Quantified Savings and Voyager Benchmarks
$1/unit/mo ($100 min)Yardi Breeze's pricing (Breeze $1/unit/month, $100/month minimum; Breeze Premier $2/unit/month, $400/month minimum) was re-verified and confirmed accurate. New context: the $0 ACH fee policy (waived since January 2024) can save a 1,000-unit portfolio with 90% online payment adoption $20,000-$30,000/year compared to competitors still charging $2-3/transaction. Yardi Voyager's enterprise cost now has size-based benchmarks: mid-market operators (500-2,000 units) typically pay $30,000-$75,000/year, while large operators (2,000+ units) pay $150,000+/year.
- Lowest entry cost — $100/mo minimum with no unit minimum
- Free implementation, training, and onboarding included
- $0 ACH fees for rent payments, now quantified at $20-30K/yr savings at scale (new detail)
- Handles residential, commercial, HOA, affordable housing, and self-storage
- Steeper learning curve than AppFolio or Buildium
- Annual billing required upfront — no monthly option on Breeze Premier
- Yardi Voyager requires an implementation partner and custom pricing, now benchmarked by size (new detail)
- Mobile app less polished than AppFolio
Strengths at a glance
| Criteria | AppFolio | Buildium | Yardi Breeze |
|---|---|---|---|
| Value (200+ units) | Excellent | Best flat rate | Competitive |
| Value (under 200 units) | Poor — $298 min applies | Good — watch EFT fees | Best entry price |
| Free trial | None | 14 days | None |
| Ownership/fee-history transparency | Independent, stable pricing | RealPage-owned since 2019, fees risen 40%+ (new) | Independent, $0 ACH fee since 2024 |
| AI features | Best (Realm-X) | Premium only | Limited |
| Enterprise scalability | Strong to 5,000+ units | Up to ~1,000 units | Clear path to Voyager (now benchmarked) |
🟢 STRONG · 🟠 ACCEPTABLE WITH CAVEATS · 🔴 WEAK / WATCH OUT
Feature by feature
| Feature | AppFolio | Buildium | Yardi Breeze |
|---|---|---|---|
| Free Trial | ✗ None — demo only | ✓ 14-day free trial | ✗ None — demo available |
| Minimum Units | 50 units required | ✓ No minimum | ✓ No minimum |
| Minimum Monthly Spend | $298/mo (Core) | ✓ $62/mo (Essential) | $100/mo (Breeze) |
| Contract Required | Annual — auto-renews | ✓ No long-term contract | Annual billing required |
| Implementation Cost | $400+ onboarding fee | $99/bank account (Essential) | ✓ Free — included |
| ACH / EFT Fees | Varies | ✗ $2.35/payment (Essential) | ✓ $0 ACH fees |
| AI Features | ✓ Realm-X (native, all plans) | ⚡ Lumina AI (Premium tier only) | ⚡ Smart AP (Premier) — limited |
| Owner/Parent Company | Independent (public, NASDAQ: APPF) | ⚡ Owned by RealPage since 2019 (new detail) | Independent, privately held |
Every plan, verified
All prices verified July 2026 and confirmed accurate — no corrections needed this pass. New detail added on Yardi's specialty tiers and Voyager's size-based benchmarks.
| Plan | AppFolio | Buildium | Yardi Breeze |
|---|---|---|---|
| Entry level | $1.49/unit · $298/mo min (Core) | $62/mo flat (Essential) | $1/unit · $100/mo min (Breeze residential) |
| Mid tier | $3.20/unit · $960/mo min (Plus) | $192/mo flat (Growth) | $2/unit · $400/mo min (Premier) |
| Commercial/specialty | Available on Plus/Max | Not a specialty focus | Commercial $2/unit, $200/mo min (new detail); Affordable Housing $3/unit, $400/mo min (new detail) |
| Enterprise | $5/unit · $7,500/mo min (Max) | $400/mo flat (Premium) | Yardi Voyager: $30-75K/yr (500-2K units), $150K+/yr (2K+ units) — new size-based benchmarks |
| Free trial | ✗ None | ✓ 14-day free trial | ✗ None |
| Watch out for | $298 min means 50 units = $5.96/unit, not $1.49 | EFT fees add 30-50% — Premium's first 12 months free, then $0.60/transaction (new detail) | Breeze Premier billed annually upfront |
Choose by fit
🔵 Choose AppFolio if…
- You manage 200+ residential units and need a modern, AI-powered platform
- Best mobile app for field teams is a priority
- You want unified accounting without QuickBooks
- You can absorb the $298/month minimum and annual contract
- AI leasing automation (Realm-X) is central to your workflow
🟢 Choose Buildium if…
- Portfolio is under 500 units and you want flat-rate pricing
- You manage HOAs or community associations
- You want a free trial before any financial commitment
- No long-term contract is important to you
- You're comfortable with a documented pattern of fee increases (new context)
🟣 Choose Yardi if…
- You want the lowest entry price with free implementation
- You manage commercial, affordable housing, or mixed portfolios
- $0 ACH fees on rent collection matter to your cashflow — now quantified as real savings
- You need a clear upgrade path toward enterprise at Voyager scale (now with size-based cost benchmarks)
- Deep accounting customization is a requirement
Match the tool to your portfolio
Small landlord (<50 units)
BuildiumNo unit minimum, $62/mo flat, free trial.
Mid-size residential (50-200)
Yardi Breeze$100/mo minimum, free implementation, $0 ACH fees.
Growing PM company (200-500)
AppFolioModern AI platform worth the cost at this scale.
HOA / community association
BuildiumStrongest violation tracking and board communication tools.
Commercial portfolio
YardiFull commercial support — $2/unit, $200/mo min (new detail).
Affordable housing
Yardi$3/unit, $400/mo min (new detail) — compliance built in.
Large enterprise (1,000+ units)
Yardi Voyager$150K+/yr at 2,000+ units (new benchmark).
Mixed residential + HOA
BuildiumHandles both property types in one platform without switching systems.
What vendors won't lead with
💰 AppFolio's $298/mo minimum, re-confirmed unchanged
The $1.49/unit advertised rate only applies at large portfolios. At the 50-unit minimum, your effective cost is $5.96/unit — four times the headline rate. AppFolio only becomes cost-efficient at 200+ units.
💳 Buildium EFT transaction fees, re-confirmed unchanged
Essential plan charges $2.35 per incoming EFT payment. A 100-unit portfolio collecting monthly rent adds $235/month in fees — nearly 4× the base subscription. Growth plan reduces this to $1.35/payment.
🏢 Buildium's ownership history is worth knowing (new context)
RealPage acquired Buildium for $580 million in 2019. EFT fees have risen approximately 40% since 2023, and some users report 5-6 price increases within a 2.5-year window — a documented pattern worth factoring into long-term cost projections.
📝 AppFolio auto-renewing annual contract, re-confirmed unchanged
AppFolio requires an annual contract that auto-renews. Cancellation requires advance written notice — missing the window means another year committed. Read termination clauses carefully before signing.
💵 Yardi's $0 ACH fees are worth more than they sound (new quantification)
For a 1,000-unit portfolio with 90% online payment adoption, Yardi's zero-ACH-fee policy (waived since January 2024) can save $20,000-$30,000 annually compared to platforms still charging $2-3 per electronic payment — a meaningful, quantifiable advantage at scale.
📈 Yardi Voyager's cost now scales predictably with portfolio size (new detail)
Mid-market operators (500-2,000 units) typically pay $30,000-$75,000/year, while large operators (2,000+ units) pay $150,000+/year — plus implementation costs that often equal or exceed the first year of software licensing.
Quick answers
AppFolio Core is $1.49/unit/month but the $298/month minimum means a 50-unit portfolio pays $298/month — an effective rate of $5.96/unit, four times the advertised price, confirmed unchanged this pass. The platform only becomes cost-efficient at around 200 units, where $1.49 × 200 = $298 matches the minimum exactly.
RealPage acquired Buildium for $580 million in 2019. Since then, EFT transaction fees have risen approximately 40% (in 2023), and some users report 5-6 price increases within a 2.5-year window — a documented pattern worth factoring into long-term cost planning, even though Buildium's base subscription tiers ($62/$192/$400) remain confirmed accurate and unchanged.
For a 1,000-unit portfolio with 90% of tenants paying online, Yardi's zero-ACH-fee policy (in effect since January 2024) can save $20,000-$30,000 annually compared to competitors that charge $2-3 per electronic payment. This is a meaningful, quantifiable cashflow advantage that compounds with portfolio size.
Yardi Voyager uses custom enterprise pricing, but benchmarks suggest mid-market operators (500-2,000 units) typically pay $30,000-$75,000/year, while large operators (2,000+ units) pay $150,000/year or more. Implementation costs are separate and often equal or exceed the first year of software licensing.
For landlords with under 50 units, Buildium remains the most practical choice — no unit minimum, $62/month flat rate, and a free trial, all confirmed unchanged this pass. AppFolio's 50-unit minimum rules it out for most small landlords. Yardi Breeze works well at this scale too ($100/month minimum, free implementation, $0 ACH fees).
Ready to choose your property management software?
Buildium offers a free 14-day trial. AppFolio and Yardi provide guided demos with no commitment.