AppFolio vs. Buildium vs. Rent Manager vs. TenantCloud — the honest breakdown.
Choosing PM software is one of the most consequential decisions a property management company makes. The wrong choice costs you hundreds of hours in workarounds. The right choice gives your team superpowers.
We compared the 6 most popular PM platforms across 12 categories. No affiliate links, no bias — just the data.
| Feature | AppFolio | Buildium | Rent Manager | TenantCloud | Propertyware | DoorLoop |
|---|---|---|---|---|---|---|
| Best For | 200+ doors | 50-500 doors | 500+ doors | Under 75 doors | SFR portfolios | Small PM cos |
| Starting Price | $1.40/unit/mo ($280 min) | $55/mo (up to 20 units) | Custom quote (~$1/unit) | Free (up to 75 units) | $1/unit/mo ($250 min) | $59/mo (up to 20 units) |
| Accounting | ✅ Full GL | ✅ Full GL | ✅ Advanced | ⚠️ Basic | ✅ Full GL | ✅ Full GL |
| Tenant Portal | ✅ Excellent | ✅ Good | ✅ Good | ✅ Good | ✅ Good | ✅ Good |
| Owner Portal | ✅ Excellent | ✅ Good | ✅ Good | ⚠️ Basic | ✅ Good | ✅ Good |
| Maintenance | ✅ AI-assisted | ✅ Work orders | ✅ Work orders | ✅ Work orders | ✅ Work orders | ✅ Work orders |
| Online Payments | ✅ ACH + card | ✅ ACH + card | ✅ ACH + card | ✅ ACH + card | ✅ ACH + card | ✅ ACH + card |
| Leasing | ✅ AI showings | ✅ Good | ✅ Good | ⚠️ Basic | ✅ Good | ✅ Good |
| Screening | ✅ Built-in | ✅ Built-in | Via integration | ✅ Built-in | ✅ Built-in | ✅ Built-in |
| Reporting | ✅ Excellent | ✅ Good | ✅ Excellent | ⚠️ Basic | ✅ Good | ✅ Good |
| API | ✅ Yes | ✅ Yes | ✅ Yes | ❌ No | ✅ Yes | ✅ Yes |
| Mobile App | ✅ Excellent | ✅ Good | ✅ Good | ✅ Good | ✅ Good | ✅ Good |
| CAM/HOA | ✅ Yes | ✅ Yes | ✅ Yes | ❌ No | ❌ No | ✅ Yes |
AppFolio is the most popular PM software for mid-size companies. It's feature-rich, constantly innovating (AI leasing assistant, smart maintenance), and has the best mobile experience in the category.
Pricing: $1.40/unit/month for Core (minimum $280/month). Plus plan at $3/unit/month. No free trial — only demos.
PM companies managing 200-2,000 doors who want a modern, all-in-one platform with strong automation. If you're growing fast and need a platform that scales with you, AppFolio is the safe choice.
Buildium hits the sweet spot of features and affordability. It's easier to learn than AppFolio, cheaper per unit, and has solid HOA/community association support.
Pricing: Essential at $55/month (up to 20 units), Growth at $174/month (up to 50 units), Premium at $375/month (up to 250 units). 14-day free trial available.
PM companies managing 50-500 doors who want solid features without overpaying. Especially good if you also manage HOAs or community associations.
Rent Manager is the most powerful and customizable PM software available. If you need complex reporting, commercial property support, or deep integrations, this is your platform.
Pricing: Custom quotes only. Typically ~$1/unit/month for large portfolios. Implementation fee varies ($2,000-$10,000+).
TenantCloud offers genuinely useful free-tier PM software. For small landlords or new PM companies, it's the best way to get professional tools without spending a dime.
Pricing: Free (up to 75 units), Starter at $15.60/month, Growth at $50.40/month, Pro at $35/month.
| Your Situation | Best Choice | Why |
|---|---|---|
| Solo landlord, 1-10 units | TenantCloud (free) | No cost, covers the basics |
| New PM company, 10-50 units | Buildium Essential | Affordable, professional features |
| Growing PM, 50-200 units | Buildium Growth or AppFolio | Depends on budget vs. features |
| Established PM, 200-500 units | AppFolio Core | Best automation and mobile |
| Large PM, 500+ units | Rent Manager or AppFolio Plus | Customization vs. ease of use |
| SFR-heavy portfolio | Propertyware | Built specifically for single-family |
| Mixed portfolio (res + commercial) | Rent Manager | Most flexible for mixed use |
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