AppFolio vs Buildium vs Yardi (2026)
Stop comparing per-unit rates. This page shows the real monthly cost — including minimum fees, hidden charges, and true cost at 50, 100, 200, and 500 units — so you can pick the right PMS for your portfolio.
AppFolio's $1.49/unit rate is misleading. The $298/month minimum means a 50-unit portfolio pays an effective rate of $5.96/unit — four times the advertised price. Use the true-cost calculator below to see what each platform actually costs at your portfolio size before reading another word.
- AppFolio — Best for mid-to-large residential portfolios (200–5,000+ units) needing a modern, AI-powered all-in-one platform. Core starts at $1.49/unit/month with a $298/month minimum.
- Buildium — Best for small-to-mid property managers and HOAs wanting transparent flat-rate pricing from $62/month with a free 14-day trial. No unit minimum.
- Yardi Breeze — Best for portfolios of any size wanting enterprise-grade accounting at a low per-unit entry price. Starts at $1/unit/month with a $100/month minimum. Free implementation included.
| 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 |
| Lowest per-unit cost at 500+ units | Buildium | At 500 units, Buildium's flat $62/mo = $0.12/unit vs AppFolio's $1.49/unit = $745/mo |
| No long-term contract commitment | Buildium | No contract required — AppFolio and Yardi require annual commitments |
True Cost Calculator
AppFolio's advertised per-unit rate is only accurate at large portfolios. At 50 units, you pay 4× the headline rate due to the $298/month minimum. Use this calculator to see the real monthly cost at your portfolio size — verified May 2026 pricing.
Real Cost Benchmarks (May 2026)
Costs modeled at common portfolio sizes using verified May 2026 pricing. AppFolio Core applied throughout. Buildium Essential used for small portfolios. Yardi Breeze residential pricing applied.
At a Glance
AI-powered property management for growing portfolios — the modern standard
- #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
- Scales seamlessly from 200 to 5,000+ units
- $298/mo minimum — prohibitive for under 200 units
- 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)
Transparent flat-rate pricing with a free trial — the accessible entry point
- 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
- Lumina AI on Premium tier for bill scanning and automation
- EFT transaction fees ($2.35/payment on Essential) add 30–50% to true cost
- $99 bank account setup fee on Essential plan
- eSignatures cost $5/doc on Essential — unlimited only on Growth+
- Less powerful than AppFolio at 500+ unit scale
Enterprise-grade accounting at a low entry price — free implementation included
- Lowest entry cost — $100/mo minimum with no unit minimum
- Free implementation, training, and onboarding included
- $0 ACH fees for rent payments (waived since January 2024)
- Handles residential, commercial, HOA, affordable housing, and self-storage
- Clear upgrade path to Breeze Premier and Yardi Voyager
- Steeper learning curve than AppFolio or Buildium
- Annual billing required upfront — no monthly option on Breeze Premier
- Yardi Voyager (enterprise) requires implementation partner and custom pricing
- Mobile app less polished than AppFolio
At-a-Glance Scorecard
Feature Comparison
| 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 |
| HOA Management | ⚡ Available | ✓ Best HOA features | ⚡ Breeze Premier only |
| Commercial Properties | ⚡ Limited | ⚡ Limited | ✓ Full commercial support |
| Affordable Housing Compliance | ⚡ Plus tier | ✗ Not supported | ✓ Breeze Premier |
| Mobile App | ✓ Best in class | ✓ Good | ⚡ Functional (Breeze) |
| Online Rent Collection | ✓ Excellent | ⚡ Good (fees apply) | ✓ $0 ACH fees |
Verified Pricing (May 2026)
All prices verified May 2026 from official pricing pages. AppFolio Core has been updated to $1.49/unit/month with a $298/month minimum — earlier sources quoted $1.40/$280. Always verify current rates directly with vendors before purchasing.
| Plan | AppFolio | Buildium | Yardi Breeze |
|---|---|---|---|
| Entry level | $1.49/unit · $298/mo min (Core) | $62/mo flat (Essential) | $1/unit · $100/mo min (Breeze) |
| Mid tier | $3.20/unit · $960/mo min (Plus) | $192/mo flat (Growth) | $2/unit · $400/mo min (Premier) |
| Enterprise | $5/unit · $7,500/mo min (Max) | $400/mo flat (Premium) | Custom (Yardi Voyager) |
| Free trial | ✗ None | ✓ 14-day free trial | ✗ None |
| Contract | Annual — auto-renews | ✓ No contract | Annual billing |
| True cost — 50 units | $298/mo (min. applies) | $62/mo base + EFT fees | $100/mo (min. applies) |
| True cost — 100 units | $149/mo | $62/mo base + EFT fees (~$297 total) | $100/mo |
| True cost — 200 units | $298/mo | $62/mo flat | $200/mo |
| True cost — 500 units | $745/mo | $62/mo flat | $500/mo |
| Watch out for | $298 min means 50 units = $5.96/unit, not $1.49 | EFT fees add 30–50% — calculate your payment volume | Breeze Premier billed annually upfront |
The Full Picture
AppFolio — Best Platform, Worst Entry Price
AppFolio is the most modern, polished property management platform of the three. Its native AI leasing assistant (Realm-X), unified accounting, best-in-class mobile app, and G2 #1 rating for 2026 make it the aspirational platform for growing residential operators. If you manage 200+ units and want a single platform that handles accounting, leasing, maintenance, and tenant communication without needing QuickBooks or external tools, AppFolio is the benchmark.
If you're a property management company growing past 150 units and tired of cobbling together spreadsheets, Avail, and QuickBooks, AppFolio is the upgrade you're looking for. But the pricing model is blunt: Core starts at $1.49/unit/month with a $298/month minimum. At exactly 50 units — AppFolio's own minimum — your effective per-unit cost is $5.96/month, four times the advertised rate. The platform only becomes genuinely cost-efficient at 200 units. Below that, Buildium or Yardi Breeze deliver better value. Also note: AppFolio charges an additional $400+ onboarding fee on top of the subscription, and the annual contract auto-renews. Termination requires advance written notice.
Best when: you manage 200+ residential units and want the most modern, AI-powered platform with excellent mobile. Not ideal when: your portfolio is under 200 units, or you want a free trial before committing.
Buildium — Most Accessible, Watch the Hidden Fees
Buildium is the most accessible professional property management platform for small-to-mid operators. Its flat-rate pricing ($62/month Essential, $192/month Growth, $400/month Premium), free 14-day trial, and no-contract model make it easy to start and easy to leave. It is the only platform in this comparison that lets you try it properly before paying. If you're a small landlord managing 20–100 units and tired of Cozy or spreadsheets, Buildium is the right first professional PMS.
Buildium's HOA capabilities are the strongest of the three — violation tracking, board communications, assessment collection, and HOA-specific financial reporting are purpose-built and well-regarded by community association managers. For mixed portfolios with residential and HOA components, Buildium handles both without switching systems. The significant catch is hidden in the Essential plan's fee structure: EFT transaction fees of $2.35 per incoming payment, $99 per bank account setup, and $5 per eSignature. A 100-unit portfolio collecting rent monthly via EFT pays $235 in transaction fees alone — bringing the true total from $62 to approximately $297/month. On Growth ($192/month), EFT fees drop to $1.35/payment, making it more cost-effective for active portfolios. Always calculate your payment volume before comparing Buildium's sticker price to competitors.
Best when: portfolio is under 500 units, you want flat-rate predictability, or you manage HOAs. Not ideal when: you process high EFT payment volumes on the Essential plan, or you need enterprise-grade commercial support.
Yardi Breeze — Best Entry Price, Enterprise DNA
Yardi Breeze is property management software built on the same foundation as Yardi Voyager — the enterprise platform that powers some of the world's largest real estate portfolios. Breeze starts at $1/unit/month with a $100/month minimum and includes free implementation, training, and onboarding. No setup fees. No $400 onboarding charge. Yardi also waived ACH fees for rent collection in January 2024 — a meaningful cost advantage over Buildium's Essential plan where EFT fees add significantly to the true monthly cost.
If you're a growing operator who wants enterprise-grade accounting depth without an enterprise price tag, Yardi Breeze is the underrated choice in this comparison. The upgrade path is clear: Breeze → Breeze Premier → Yardi Voyager. Each step adds functionality without requiring a platform migration. The main drawbacks are a steeper learning curve than AppFolio, annual billing required on Breeze Premier, and a mobile experience that doesn't match AppFolio's polish. Yardi Voyager — for large-scale complex portfolios — requires an implementation partner and custom pricing starting around $1,200/month, scaling to $150,000+/year for large enterprise deployments.
Best when: you want the lowest entry price with no hidden ACH fees, need commercial or affordable housing support, or want a clear upgrade path to enterprise. Not ideal when: you need a free trial, want the best mobile experience, or are not ready for a steeper onboarding curve.
⚠️ Hidden Costs & Gotchas
AppFolio $298/mo minimum
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
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.
AppFolio auto-renewing annual contract
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.
Buildium eSignature fees on Essential
eSignatures cost $5 per document on the Essential plan. For a 50-unit portfolio signing 50 leases per year, that's $250 in annual fees. Growth and Premium plans include unlimited eSignatures.
AppFolio Plus steep jump
Plus at $3.20/unit/month with a $960/month minimum is more than double Core. For a 300-unit portfolio, the jump from Core ($447/mo) to Plus ($960/mo) is $513/month for advanced features.
Yardi Voyager implementation cost
Yardi Voyager (enterprise) requires an implementation partner. Implementation costs often equal or exceed the first year of software licensing — typically $30,000–$150,000+ depending on portfolio complexity.
Best Platform by Portfolio Type
Who Should Use Each Platform?
🔵 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 stepping up from spreadsheets or basic tools
🟣 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
- You need a clear upgrade path toward enterprise at Voyager scale
- Deep accounting customization is a requirement
Frequently Asked Questions
What is AppFolio's true minimum cost?
Does Buildium have HOA management features?
What is the difference between Yardi Breeze and Yardi Breeze Premier?
Which property management software has the best accounting?
Can I try AppFolio before buying?
Which PMS is best for a landlord with fewer than 50 properties?
Ready to Choose Your Property Management Software?
Buildium offers a free 14-day trial. AppFolio and Yardi provide guided demos with no commitment.