Best Property Management Software
Compared & Reviewed
An honest, side-by-side breakdown of the top property management platforms in 2026 — features, pricing, limitations, and who each one is actually built for.
Side-by-Side Pricing Comparison
See exactly what you'll pay and what you'll get — no sales calls required.
| Feature |
PropsManager
★ 4.8 Rating
|
Buildium
★ 4.2 G2
|
AppFolio
★ 4.3 G2
|
Rent Manager
★ 4.3 Capterra
|
Propertyware
★ 3.9 G2
|
|---|---|---|---|---|---|
| Price per Unit | $0.50–$1.00 | $1.40+ | $1.40+ | $1.25+ | $1.00+ |
| Minimum Units | None (1+ units) | 150 units | 50 units | 100 units | 250 units |
| Free Trial | 6 months | 14 days | None | Demo only | None |
| AI Automation | |||||
| Dedicated Engineering | |||||
| Custom Modules | |||||
| Workflow Builder | |||||
| Tenant Screening | |||||
| Online Payments | |||||
| Maintenance Tracking | |||||
| Accounting | |||||
| Owner Portal | |||||
| Tenant Portal | |||||
| API Access | |||||
| Mobile App |
What PropsManager Offers That Others Can't
Four differentiators that no competitor at any price tier can match.
AI-Powered Automation
Predict vacancy risk, auto-generate late notices, smart maintenance routing, and workflow automation — all built into the platform at no extra cost.
Dedicated Engineering
Every PropsManager customer gets access to a dedicated engineering team for custom integrations, data migration, and platform optimization.
Custom Modules
Need a feature that doesn't exist? Our team builds custom modules tailored to your specific portfolio needs. No cookie-cutter limitations.
Visual Workflow Builder
Drag-and-drop automation for lease renewals, rent reminders, maintenance escalations, and more. No technical skills needed.
PropsManager vs. the Competition
Explore detailed comparison pages for each major competitor.
PropsManager vs. Buildium
Why Property Managers Are Making the Switch
Buildium's focus: Mid-market property managers with 150+ units
Key Limitations
- High per-unit minimums exclude small landlords
- No AI automation or predictive analytics
- Cookie-cutter platform — no customization
PropsManager vs. AppFolio
The Modern, AI-First Alternative
AppFolio's focus: Mid-to-large property management companies
Key Limitations
- Expensive — $1.40+/unit with mandatory minimums
- No free trial available at all
- Closed ecosystem with no API access
PropsManager vs. Rent Manager
Powerful Features Without the Enterprise Price Tag
Rent Manager's focus: Large property management companies with complex needs
Key Limitations
- Steep learning curve — notoriously complex
- Requires dedicated training and onboarding
- Desktop-first design feels dated
PropsManager vs. Propertyware
Single-Family Focus Without the Corporate Overhead
Propertyware's focus: Large single-family rental portfolios (250+ units)
Key Limitations
- Massive 250-unit minimum — excludes most landlords
- Owned by RealPage — known for price-fixing controversy
- No AI features or intelligent automation
What You'll Actually Pay — Per Month
Real monthly costs for a 50-unit portfolio. No hidden fees, no asterisks.
PropsManager
$25–$50
/month for 50 units
$0.50–$1.00/unit
6-month free trial
Buildium
$70+
/month for 50 units
$1.40+/unit (min 150)
14-day trial
AppFolio
$70+
/month for 50 units
$1.40+/unit (min 50)
No free trial
Rent Manager
$62+
/month for 50 units
$1.25+/unit (min 100)
Demo only
Propertyware
$50+
/month for 50 units
$1.00+/unit (min 250)
No free trial
How We Evaluated and Ranked These Platforms
We didn't rely on marketing copy or affiliate incentives. Our comparison methodology focuses on what actually matters to property managers and landlords making investment decisions about their tech stack.
Evaluation Criteria
- Per-unit pricing transparency — We compared actual costs, not "starting at" prices that exclude mandatory add-ons.
- Minimum portfolio requirements — Many platforms exclude small and mid-size landlords entirely through unit minimums.
- AI and automation capabilities — In 2026, software without intelligent automation is already behind.
- Customization flexibility — One-size-fits-all doesn't work for portfolios with varied asset classes.
- Customer support quality — We evaluated response times, support channels, and whether you get a real person or a chatbot.
- Ease of migration — How painful is it to switch from your current platform?
Why Most Comparison Sites Get It Wrong
Most "best property management software" articles are paid placement. The platform that pays the most affiliate commission gets ranked first. We're biased toward PropsManager because we built it — but we're transparent about exactly why we believe it's the superior choice, and we provide the data to back it up.
The Hidden Cost Problem in Property Management Software
Every platform lists a headline price, but the real cost includes onboarding fees, training costs, per-transaction charges, and mandatory add-ons. Here is what the real total cost of ownership looks like for a 100-unit portfolio over 12 months:
| Platform | Annual Software Cost | Onboarding | True Annual Cost |
|---|---|---|---|
| PropsManager | $600–$1,200 | $0 (included) | $600–$1,200 |
| Buildium | $1,680+ | $0 | $1,680+ |
| AppFolio | $1,680+ | $400+ | $2,080+ |
| Rent Manager | $1,500+ | $500+ | $2,000+ |
| Propertyware | $1,200+ | $500+ | $1,700+ |
Who Should Use PropsManager?
PropsManager is designed for two primary audiences:
- Independent landlords (1–50 units) who want professional-grade tools without enterprise pricing. If you're managing rentals on spreadsheets or free tools, PropsManager gives you the automation you need at a price that actually makes financial sense.
- Growing property management companies (50–500+ units) that need scalable software with customization options. If you've outgrown your current platform or need features that cookie-cutter solutions can't provide, PropsManager's dedicated engineering and custom module development are what you need.
Who Should NOT Use PropsManager?
We believe in transparency. PropsManager may not be the right fit if:
- You manage 1,000+ units and need on-premise deployment (consider Yardi or MRI Software).
- You specifically need commercial real estate management (our focus is residential).
- You're looking for a platform with 20+ years of legacy integrations (Rent Manager may edge us out here).
Common Reasons Property Managers Switch to PropsManager
Based on our customer survey data, the top five reasons customers switch from competitors:
- Cost savings of 40–60% compared to Buildium, AppFolio, and Rent Manager
- AI automation that eliminates 5–10 hours of manual work per week
- No unit minimums — start with 1 unit and scale to 500+ on the same platform
- Dedicated engineering support for custom integrations and workflows
- 6-month free trial that lets you fully evaluate the platform risk-free
Property Management Software FAQ
Ready to Stop Overpaying for Property Management Software?
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