Best PM Software for 20-100+ Unit Portfolios

This is the range where free landlord tools stop making sense and enterprise platforms haven’t opened their doors yet — AppFolio’s floor sits at 50 units, and its minimums don’t really pay off until 200+. Here’s what actually fits between 20 and 100+ units.

Buildium has no unit-count floor and scales up to 5,000+ units on flat tiers (Essential $62/month, Growth $192/month, Premium $400/month), so it stretches comfortably across this entire range without a pricing cliff.

DoorLoop is explicitly built for landlords and PMs with 10+ units, with Starter at $69/month for up to 20 units and Pro/Premium scaling from there — a natural fit right at the bottom of this range.

Rentec Direct is built for larger portfolios specifically, from 25 up to 5,000 units, with a more established, longer-track-record feel than some of the newer entrants.

Yardi Breeze is reachable from a $100/month minimum on its Residential tier, which lands comfortably in this range too, especially if the Yardi name matters to you.

THE ACTUAL DECISION

At 20-50 units, DoorLoop or Buildium are the more natural entry points — AppFolio isn’t even available to you yet. At 50-100+ units, all four become genuinely comparable; the deciding factor is usually whether you need HOA/association support (Buildium, Yardi Breeze) or a lower entry price with strong support (DoorLoop). Once you’re consistently above 200 units, it’s worth reading our Buildium vs AppFolio and Yardi Breeze vs AppFolio comparisons, since AppFolio’s economics start to make more sense at that scale.

Read the full reviews: Buildium, DoorLoop, Rentec Direct, and Yardi Breeze.