For a small property manager, the choice between AppFolio and Buildium usually comes down to unit count. AppFolio Core has a 50 unit minimum and a reported monthly minimum near $298, so it only makes sense from about 50 doors up and gets competitive per unit above 200. Buildium publishes plans from $62 per month with no unit minimum, which suits portfolios under 100 units, but adds per payment and bank account fees on its lower tiers.
AppFolio or Buildium: the short verdict
- Under 50 units: Buildium, because AppFolio will not sell you Core below 50 units.
- 50 to 150 units: Buildium Growth is usually cheaper on subscription, but AppFolio's minimum covers you up to about 200 units, so price both as a first year total, fees included.
- 200 units and up: AppFolio's reported $1.40 to $1.49 per unit becomes competitive, and its automation and reporting are the stronger reason to pay for it.
- Any size, tenants already pay by ACH and you do not want a payments module: neither is priced for you, and a flat priced system such as Letting costs less.
AppFolio vs Buildium pricing by unit count
AppFolio does not publish prices; the figures below are reported quotes for Core. Buildium figures are the "starting at" prices on buildium.com/pricing, checked September 2026, and the real Buildium price rises with units, so run your count through their calculator.
| Units | AppFolio Core, reported | Buildium, published starting price | Letting, flat |
|---|---|---|---|
| 20 | Not available, 50 unit minimum | Essential from $62, or Growth from $192 | Landlord, $59 |
| 50 | About $298 (minimum) | Essential from $62, Growth from $192, both rising with units | Agency, $189 |
| 100 | About $298 (minimum) | Growth from $192, rising with units | Agency, $189 |
| 150 | About $298 (minimum) | Growth from $192, rising with units | Agency, $189 |
| 200 | About $298 | Growth or Premium, from $192 or $400, rising with units | Portfolio, $449 |
| 300 | About $447 | Premium from $400, rising with units | Portfolio, $449 |
AppFolio charges a one time onboarding fee on top. Buildium requires paid onboarding on Growth and Premium, included in the price, and charges transaction fees listed below.
Fees that change the comparison
The subscription is where most comparisons stop, and where most first year surprises start.
| Fee | AppFolio | Buildium |
|---|---|---|
| Unit minimum | 50 units on Core | None |
| Monthly minimum | Reported near $280 to $298 on Core | Plan starting price |
| Onboarding | One time fee, sized to the portfolio | Required on Growth and Premium, included |
| Incoming ACH or EFT rent payment | Tenant or owner fees vary by setup, ask for the schedule | $2.35 on Essential, $1.35 on Growth, $0.60 on Premium |
| Card payments | Processing fee, usually paid by the tenant | 2.99% |
| Bank account setup | Ask on the quote | $99 per account on Essential; 10 free on Growth, 100 on Premium |
| Inspections | Available, check the tier | Paid add on on Essential, included on Premium |
Take a 60 unit manager on Buildium Essential whose tenants all pay by EFT through the platform: 60 payments at $2.35 is $141 a month in fees, on top of the subscription. Whether that lands on you, the tenant or the owner depends on how you set it up, but somebody pays it.
Is Buildium or AppFolio better for small property managers?
Buildium is better for most property managers under 100 units. It has no unit minimum, a published entry price and three tiers you can move between as you grow. AppFolio is built for companies past 50 units, with minimum spend and onboarding that only pay back once the portfolio, and the staff using the system, get larger.
The exception is a manager at 60 to 150 units who plans to pass 200 within a year and wants AppFolio's automation now. Paying the minimum early can be cheaper than migrating twice.
Where each one is stronger
AppFolio's strengths are a polished resident and owner experience, strong automation for leasing and maintenance, and reporting that larger teams lean on. Its weak spot for small operators is access: the minimums and the sales process.
Buildium's strengths are published pricing, no unit minimum, solid accounting and good fit for residential and association portfolios. Its weak spot is the fee structure on the lower tiers, where transaction fees, bank account setup and paid add ons make the monthly bill hard to predict.
Both collect rent online, screen tenants, list vacancies, run owner portals and keep a full general ledger. If you use all of that, pick between them on unit count and fees.
When neither AppFolio nor Buildium fits
A large share of small managers never switch on online rent collection, screening or listing syndication. Tenants pay by bank transfer, vacancies go on Zillow, and the accountant keeps the general ledger. What they open every month is a rent roll, arrears, repair requests, inspections and owner statements.
For that manager, Letting is priced by unit band with no minimum and no per payment fee: Landlord $59 for up to 25 units, Agency $189 for up to 150 with owner statements, Portfolio $449 for up to 500. Inspections with photos are on every plan. Owners who want a full profit and loss and balance sheet at year end can hand the income and expense export to their accountant, or turn the bookkeeping export into GAAP style financial statements themselves.
It is not the right choice if you need tenants to pay inside the software or need screening. Read the comparisons on our AppFolio alternative and Buildium alternative pages for the details.
How to choose in 20 minutes
Write down four numbers before any demo: units today, units in 12 months, how many tenants pay through a portal versus bank transfer, and how many owners you report to. Then ask each vendor for a first year total that includes onboarding, transaction fees at your payment volume, bank account setup and any add on you named.
- Units today and in 12 months
- Share of tenants paying through the software
- Owners you send statements to
- First year total in writing, fees included
If the gap between the two quotes is mostly fees for features you will not use, put a flat priced option next to them on property management software pricing.
FAQ
Is Buildium cheaper than AppFolio?
Yes, for most portfolios under 150 units. Buildium publishes plans from $62 per month with no unit minimum, while AppFolio Core is reported at a monthly minimum near $298 with a 50 unit minimum. Above about 200 units the gap narrows, and transaction fees can make Buildium the more expensive of the two.
Does AppFolio have a minimum number of units?
Yes. AppFolio's pricing page states a 50 unit minimum for Core, along with a minimum monthly spend, reported near $280 to $298. Higher tiers carry higher minimums. Landlords with fewer than 50 units generally cannot buy AppFolio and look at Buildium or smaller platforms.
Is AppFolio worth it for a small property management company?
AppFolio is worth it for a small company that has passed about 150 to 200 units or expects to within a year, uses online payments and leasing, and wants automation to avoid hiring. Under 100 units, the monthly minimum and onboarding fee usually cost more than the time the software saves.
Which is easier to use, AppFolio or Buildium?
Both are widely rated as easy to learn. AppFolio is often described as more modern and automated, Buildium as straightforward with a gentler price entry. The better test is a trial on your own month end: import a real bank month and produce one owner statement in each.
Can I switch from Buildium to AppFolio later?
Yes. Both export units, tenants, leases and balances, and AppFolio's onboarding team runs the migration as part of the paid onboarding. Plan the move for the start of a month so opening balances are clean, and budget for the onboarding fee in the year you switch.