2026 List: The Best Property Management Software Review
Most property management companies don’t start shopping for new software because they want something new. They do it because what they’re using no longer works.
At around 100 units, small cracks show up. At 300 units, reporting becomes slow and stressful. By the time a company reaches 500 or more doors, maintenance coordination, accounting accuracy, and owner communication all start competing for attention. Spreadsheets and disconnected tools simply cannot keep up.
This guide looks at the best property management software in 2026 for companies managing 100 to 1,000 plus units, including AppFolio, Buildium, RentManager, Rentvine, DoorLoop, Yardi Breeze, and TurboTenant. It focuses on cloud-based property management software because the industry has shifted toward modern systems. You’ll see how each platform handles accounting, reporting, maintenance, integrations, tenant portals, and pricing at scale, with insights from real property management teams.
Table of Contents
Best Rated Property Management Software
Property management software is the system companies use to manage accounting, leasing, maintenance, reporting, and communication in one place. For firms operating across multiple properties or offices, it becomes the backbone of daily operations.
Tools that work for small portfolios often fail once teams need shared access, consistent workflows, and reliable reporting. This is why platforms like AppFolio, Buildium, RentManager, and Rentvine are frequently evaluated by companies managing 100 to 500 units with multi-office teams.
Scaling Between 100 and 500 Units
At this stage, companies need software that supports centralized accounting without slowing down leasing, maintenance, or front-line staff. Role-based access, shared dashboards, and standardized reporting become more important than flashy features.
This is also where leadership starts asking tougher questions. What does a 300-unit portfolio really cost to run? Why does owner reporting still take days? Why are maintenance requests hard to track across properties?
The answers usually point back to systems that were never designed to scale.
Metrics, Dashboards, and Reporting That Matter After 200 Units
Leadership teams need fast access to rent collection, delinquency, vacancy, maintenance backlog, and cash flow. Dashboards should surface these metrics without constant exporting.
Modern PM software should deliver customizable owner statements, portfolio-level summaries, and clean exports for accountants. Reporting should support decisions, not just record activity.
Accounting and Trust Accounting at Mid-Market Scale
Accounting becomes a priority once companies manage owner funds across hundreds of units. Mid-sized firms expect separate trust accounts, automated reconciliation, and clean audit trails.
RentManager is often chosen by teams that want maximum accounting control. AppFolio and Buildium appeal to companies that want strong trust accounting without heavy setup. Rentvine is also frequently mentioned by firms that want accounting tightly connected to daily operations.
Automated bank feeds and reconciliation matter more at this size. Manual processes that once felt manageable quickly become risky.
Integrations, Leasing, and Screening at Higher Volume
For companies managing 500 plus apartments, integrations stop being optional. Leasing teams rely on screening, payments, and marketing tools that need to work together without manual exporting.
Most modern platforms support third-party leasing and screening tools, but native integrations usually perform better during high leasing volume. When systems are loosely connected, bottlenecks appear fast.
Maintenance Workflows After 1,000 Doors
At 1,000 units, maintenance becomes a systems problem. Strong platforms route requests automatically, assign vendors based on rules, and give managers visibility into response times and costs.
Companies that rely on email and spreadsheets at this scale often struggle to keep service levels consistent.
Tenant Portals and Self-Service at Scale
For companies serving 500 plus residents, tenant portals reduce inbound calls and emails. Strong portals allow residents to pay rent, submit maintenance requests, track status, and access documents.
Weak portals shift more work back onto staff and show up quickly in Google reviews.
Top 7 Property Management Software Overview
1. AppFolio
Overview
AppFolio is positioned for mid-sized to large residential portfolios and is commonly adopted once companies pass 300 to 400 units.
Key Features
Accounting and owner reporting
Leasing and tenant portals
Maintenance workflows
Pros and Cons
Strong automation
Higher cost at scale
What Property Managers Say (AppFolio Reviews)
“We moved to AppFolio once we crossed about 400 units…”
“The workflows are strong, but you feel the pricing once you grow…”
“Support is solid once you’re live, but onboarding felt rushed…”
2. Buildium
Overview
Buildium is a well-known option for growing residential and mixed portfolios and is often selected as a company’s first full management system.
Key Features
Trust accounting
Owner and tenant portals
Reporting templates
Pros and Cons
Solid accounting base
Feature access tied to pricing tiers
What Property Managers Say: Buildium Reviews
“Buildium gave us structure…”
“Some reports were locked behind higher plans…”
“Easy for new staff to learn…”
3. Yardi Breeze
Overview
Yardi Breeze is commonly viewed as an entry point into the Yardi ecosystem. Yardi is the largest PMS company on this list.
Key Features
Basic accounting
Online payments
Scalable path to Yardi Voyager
Pros and Cons
Affordable entry
Reporting depth is lighter
What Property Managers Say About Yardi Breeze
“It felt like a stepping stone…”
“We started exporting data more than we wanted…”
4. TurboTenant
Overview
TurboTenant is best suited for very small portfolios and hands-on owners.
Key Features
Listings and screening
Basic rent collection
Pros and Cons
Simple setup
Limited for professional management companies
What Property Managers Say About TurboTenant
“TurboTenant worked great when I was managing a handful of units myself. Listings and rent collection were easy to set up.”
“Once we started adding more properties, it felt limiting. Reporting just wasn’t there for a growing operation.”
“It’s a good starter tool, but not something I’d run a management company on.”
Common Sentiment
TurboTenant is popular with very small portfolios because it is easy to use, but most professional management companies outgrow it quickly.
5. RentManager
Overview
RentManager is a strong accounting-focused platform for mid-sized firms.
Key Features
Advanced reporting
Custom workflows
On-premise and cloud options
Pros and Cons
Accounting flexibility
Steeper learning curve
What Property Managers Say About RentManager
RentManager is favored by accounting-focused teams that are willing to invest time in setup in exchange for long-term control and accuracy.
6. Rentvine
Overview
Rentvine is often chosen by mid-sized residential property management companies that want strong accounting tied closely to daily operations.
Key Features
Full trust accounting
Maintenance and workflow automation
Owner and tenant portals
Pros and Cons
Strong balance between accounting and usability
Smaller ecosystem than larger platforms
What Property Managers Say About Rentvine
“Rentvine felt like it was built for companies our size. Accounting and operations actually work together.”
“We wanted something stronger than entry-level software but less rigid than enterprise systems. Rentvine hit that middle.”
“Owner reporting made more sense without needing custom reports.”
Common sentiment
Rentvine is often chosen by growing mid-sized firms that want strong accounting and operations without the weight of enterprise systems.
7. DoorLoop
Overview
DoorLoop is a cloud-based platform often considered by companies that want a modern interface and straightforward setup with real accounting features.
Key Features
Full accounting with bank syncing
Trust accounting
Leasing and maintenance workflows
QuickBooks Online integration
Pros and Cons
Fast setup and adoption
Pricing clarity varies by plan
What Property Managers Say About DoorLoop
“DoorLoop was much easier for our team to learn compared to other platforms we tested.”
“The accounting was more capable than we expected. Trust accounting and bank syncing worked well for our portfolio.”
“Support was responsive during setup. We didn’t feel abandoned after signing.”
“Reporting works for most owner needs, but very custom reports still require exports.”
Common Sentiment
DoorLoop is commonly viewed as a clean, easy-to-adopt platform that meets mid-sized accounting needs without adding unnecessary complexity.
Cloud-Based vs Locally Installed Software
Cloud-based systems are preferred by most growing firms because they allow remote access, faster updates, and easier collaboration. On-premise systems still appeal to accounting-heavy teams but require internal IT support.
Best Options by Need
Firms under 200 units favor cloud simplicity
Firms managing 300–1,000 units benefit from cloud collaboration
Multi-state operators usually avoid on-premise systems
Integrations and Compatibility
Integrating With QuickBooks
Some platforms support direct sync, while others replace the need for QuickBooks. Common limits include delayed syncing and restricted data fields.
Third-Party Leasing and Screening Tools
Most mid-market platforms integrate with screening providers, CRM tools, and marketing platforms, though native integrations usually perform better at scale.
PM Software Comparison:
Final Thoughts About Residential PM Software Reviews
The right property management system is less about brand and more about where the company is headed. Teams that choose systems based on how they expect to operate two years from now avoid painful migrations later.
Growth exposes weak systems quickly. The right platform supports it quietly in the background.
FAQ
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AppFolio, Buildium, RentManager, Rentvine, DoorLoop, Yardi Breeze, and TurboTenant. It really depends on your needs as a company and what your growth goals are.
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In our opinion, for residential property managers that focus on single family residential property management and have sizable portfolios, Appfolio is the highest rated property management software.
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CRM for managing tenant leads, accounting, tenant screening, maintenance, communication management tools and tracking, advanced reporting and more.
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In Single Family Residential Property Management, Appfolio and Rentvine are the top contenders. Appfolio is an all in one solution. Rentvine is as well, but Rentvine is known for its open API making it fully customizable to your needs.
