Best Property Management Software of 2026: PM+ vs AppFolio, Buildium, Yardi Breeze & More

Disclosure: this guide is published by Blixxy, and PM+ is our own product. To keep it fair, every competitor price below comes from that company's own pricing page or a clearly labeled third-party report, linked in the sources at the end. Prices change often, so confirm current rates with each provider. We looked at five things: published pricing and minimums, core features, who each platform fits, ease of setup, and what costs extra.

If you self-manage a handful of units and want a how-to-choose checklist instead, see our guide to the best property management software for small landlords.

Blixxy PM+ is one plan that covers the full rental cycle, from an empty unit to a paid repair. It starts at $59.99/month including one unit, with $1.15/month for each additional unit, no percentage of rent and no long-term contract. There's no unit minimum, so a landlord with one rental and a manager with hundreds pay the same way.

• Free public listings on Blixxy Apartments, with an AI listing writer and a fair-housing check
• Applicant-paid screening and optional hands-off approval against your published requirements
• E-signed leases using the Blixxy standard lease or your own template
• Online rent collection with AutoPay and reminders, paid out to your account
• Maintenance dispatch to independent local pros on the Blixxy marketplace, with repair approval limits you set and a digital receipt for every job
• A tenant portal for payments, messages, documents and repair requests
• Automatic 1099 prep and secure W-9 collection

The big difference is maintenance. Most platforms log a work order and leave you to find a contractor. In PM+, a tenant's leak or broken outlet can go straight to an independent plumbing or electrical pro, with the price set upfront and payment held until you approve the work.

AppFolio is one of the most feature-rich platforms, with strong accounting, leasing, AI automation and a polished mobile experience. It's a common choice for professional management companies running residential portfolios at scale.

The catch is access and cost. As of mid-2026, AppFolio's pricing page lists Core, Plus and Max as quote-only, and Core notes a 50-unit minimum and a minimum monthly spend. The last per-unit rates AppFolio published (in 2024) were about $1.49, $3.20 and $5.00 per unit per month, with Core's minimum around $298/month. Because of that floor, a 50-unit portfolio paid close to $6 per unit. Payments and screening are billed separately.

Buildium, owned by RealPage, is a long-standing cloud platform for small and mid-size residential managers and community associations. It covers property accounting, online payments, maintenance requests, 1099 e-filing, a resident portal, listing syndication, screening and online leasing.

Buildium publishes its prices: Essential at $62/month, Growth at $192/month and Premium at $400/month, with costs rising as you add units. Onboarding is required on higher tiers, and extras such as e-signatures and screening are metered.

Yardi Breeze packages the accounting engine behind Yardi's enterprise software into a simpler, faster-to-learn product. Reviewers often praise its budgeting and financial reporting.

Residential Breeze is listed at $1 per unit per month with a $100 monthly minimum, and Breeze Premier at $2 per unit with a $400 minimum, on an annual agreement. That makes it very cheap per door once you pass about 100 units, but the minimum means small portfolios pay more per unit. The interface is often described as dated next to newer tools.

Rentec Direct is known for solid trust accounting, QuickBooks integration and award-winning US-based customer support by phone, email and chat. Third-party trackers list Rentec Pro around $55/month and Rentec PM around $65/month, with pricing that scales by unit count. There's no free plan.

For a landlord with one to a few units, these two keep costs low. TenantCloud runs roughly $15 to $100/month across four tiers, with rent collection, maintenance tracking and a landlord and tenant mobile app. TurboTenant offers a free plan, with paid tiers around $12 to $16/month billed annually.

The trade-off is depth. Budget tools often shift payment and screening fees to tenants and offer lighter accounting, maintenance and reporting. Once you're coordinating repairs across several properties, you may outgrow them.

Here's the base monthly subscription for three portfolio sizes, using the published or last-published list prices above (before payment, screening and onboarding fees):

*AppFolio is quote-only in 2026; figures use its last published Core rate and minimum. PM+ figures assume one property; each additional property adds a $2.99/month base. Use the calculator on the PM+ page for your exact number.

• 1 to 49 units, want one app for everything: Blixxy PM+.
• 50+ units, need advanced accounting and integrations: AppFolio, Buildium Premium or Yardi Breeze Premier.
• Mostly HOAs or associations: Buildium.
• Accounting-first, phone support matters: Rentec Direct.
• One or two units, lowest possible cost: TurboTenant or TenantCloud.

Whatever you pick, make sure it keeps clean income and expense records and helps with contractor tax forms. Our guide on whether landlords need to send 1099s covers the rules, and our rental property maintenance checklist helps you stay ahead of repairs.