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Best PM Software for 500+ Units
Description
Short answer: At 500 units, Propertyware and DoorLoop publish prices you can work out yourself, and AppFolio and Entrata sell by quote. On listed rates, Propertyware Basic runs about $500 a month, DoorLoop One about $850 on yearly billing, and AppFolio Core about $745 before a minimum spend it does not publish. Entrata serves operators from around 500 units and publishes no price. Buildium scales past 5,000 units, and its listed prices are starting prices that rise with unit count, so get a quote.
Past 500 units, the question changes from price to fit. Most vendors publish a rate per unit, a few sell only by quote, and the real cost depends on the plan, the minimum, and the setup fee. The table uses each vendor’s listed rate multiplied by 500 units. It is a starting point for a quote conversation, not a quote.
Monthly cost at 500 units, list rates
| Vendor and plan | Listed rate | At 500 units | Notes |
|---|---|---|---|
| Propertyware Basic / Plus / Premium | $1.00 / $1.50 / $2.00 per unit | $500 / $750 / $1,000 a month | Implementation fee of twice the monthly subscription. Enterprise and API access adds $1 per unit. Checked November 5, 2026. |
| DoorLoop One | $2.50 per unit, $1.50 above 100, yearly billing | About $850 a month | Monthly billing is $3.00 and $1.80, about $1,020. Assumes the lower rate applies to units above 100. Checked November 5, 2026. |
| AppFolio Core / Plus / Max | $1.49 / $3.20 / $5.00 per unit | $745 / $1,600 / $2,500 a month | 50-unit minimum and a minimum spend that is not published. Sold by quote. Checked October 28, 2026. |
| Rentvine | “As low as $1.50 per unit” | $750 at the advertised rate | A third-party source reports $2.50, which would be $1,250. Setup fee not published. Get a quote. |
| Buildium Premium | From $420 a month, rises with unit count | Quote needed | Scales to 5,000+ units. Checked October 28, 2026. |
| Entrata | Not published | Quote only | Serves operators from around 500 units. |
Propertyware
Built for single-family and scattered-site portfolios run by professional PM companies, owned by RealPage. It is the only vendor here that publishes a full price sheet at this scale. The tradeoff is an implementation fee of twice the monthly subscription and a dated interface that reviewers call dense and slow to learn. See the Propertyware review.
DoorLoop
One plan with the AI assistant, unlimited users and full API access, and the per-unit rate drops above 100 units. Check the billing toggle, because the default on its pricing page is yearly. See the DoorLoop review.
AppFolio
Built for management companies at scale. The listed rate looks low, but a minimum spend applies and the dollar amount is not published, so the number to ask for is the quote at your unit count. See the AppFolio review.
Buildium
No unit floor and capacity past 5,000 units, with Premium adding an open API and app marketplace. Its listed prices are starting prices, so the quote is the real figure. See the Buildium review.
Rentvine
Trust accounting and an open API in one plan, aimed at professional PM companies. Its minimum matters little at 500 units, and the setup fee is the open question. See the Rentvine review.
Entrata
An enterprise multifamily platform with quote-only pricing, a base fee plus per-module fees plus per-unit charges, and a floor of around 500 units. It fits large multifamily operators, not scattered-site single-family portfolios. See the Entrata review.
Not covered here
Yardi Voyager and RealPage OneSite are enterprise platforms we have not reviewed.
The actual decision
For scattered-site single-family portfolios, start with Propertyware or Rentvine. For a mixed portfolio that wants one price and an AI layer, start with DoorLoop. For large multifamily with a dedicated team, ask Entrata and AppFolio for quotes. Ask every vendor for the all-in monthly figure, the setup fee, and the minimum, and write down whether it is quoted monthly or yearly.
Frequently asked questions
What is the best property management software for 500 units? It depends on the portfolio. Propertyware and Rentvine fit scattered-site single-family portfolios, DoorLoop fits a mixed portfolio, and Entrata and AppFolio fit large multifamily operators that buy by quote.
How much does property management software cost at 500 units? On listed rates, about $500 to $1,000 a month for Propertyware, about $850 for DoorLoop One on yearly billing, and $745 to $2,500 for AppFolio before its minimum spend. Entrata and Buildium require quotes.
Does AppFolio publish its minimum? AppFolio lists a 50-unit minimum and applies a minimum spend, but it does not publish the dollar amount.
Does DoorLoop price change with billing? Yes. Yearly billing is $2.50 per unit with a $199 minimum, and monthly billing is $3.00 per unit with a $239 minimum.
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