Property management software for 100 units at one flat monthly price

Letting is property management software for managers and landlords running 50 to 150 units. The Agency plan costs $189 per month for up to 150 units, or $157 per month billed yearly, with the rent roll, bank CSV matching, arrears, repairs, photo inspections and monthly owner statements included. No unit minimum, no onboarding fee and no fee on your tenants' rent payments.

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September rent roll5 units

Unit	Due	Received	Status
Apt 2, 14 Carlton Rd	$1,150	$1,150	Paid
Apt 4, 14 Carlton Rd	$1,095	$1,095	Paid
Apt 5, 14 Carlton Rd	$1,050	$600	Partial
Unit 12, 48 Mill Lane	$980	$0	Late
Unit 15, 48 Mill Lane	$990	$990	Unmatched

The short answer

At 100 units most US property management software lands between $100 and $450 per month before fees. Yardi Breeze is the cheapest published price at $100 per month. Rent Manager and Propertyware sit on monthly minimums of $200 to $450, AppFolio Core is reported near a $298 minimum, and Buildium Essential reaches about $297 once every tenant pays one online rent payment.

Letting costs $189 per month at 100 units and stays at $189 all the way to 150, so the next 50 doors you take on do not change the bill. It does not process rent payments, screen tenants or list vacancies. Tenants keep paying into your bank account and Letting reads the bank export.

What 100 units cost per month on each platform

Figures come from each vendor's public pricing page, checked September 2026, except AppFolio, which publishes no prices and is shown at publicly reported quotes. Buildium is shown with one incoming ACH payment per unit per month, since that is how its bill grows. One time fees are listed separately.

Prices and fees change. Ask every vendor for a written quote at your exact unit count before you sign.

Software	Monthly cost at 100 units	How it is priced	One time fees	Best for
Letting Agency	$189	Flat for 1 to 150 units	None	Managers whose tenants pay by bank transfer and who send owner statements
Yardi Breeze	$100	$1 per unit, $100 minimum	Onboarding on quote	Lowest subscription price, residential portfolios
Rent Manager Basic	$200	$1 per unit, $200 minimum	Implementation about 2x monthly	Managers who want deep reporting and commercial options
Propertyware Basic	$250	$1 per unit, $250 minimum	Implementation 2x monthly, about $500	Single family managers heading past 250 units
AppFolio Core	About $298, reported	Per unit with a 50 unit minimum	Onboarding fee on quote	Companies with staff, online payments and leasing volume
Buildium Essential	About $297	From $62, plus $2.35 per incoming ACH payment	Bank account setup $99	Managers who want payments and accounting in one app
Buildium Growth	About $327	From $192, plus $1.35 per incoming ACH payment	Paid onboarding package	Growing companies that want Buildium's automation

Where Letting is not the cheapest

Yardi Breeze at $1 per unit is cheaper than Letting at 100 units, by $89 per month. If the lowest subscription is the only thing that matters, and you are fine with an annual agreement and Breeze's onboarding, it is a good buy. We say that plainly on our Yardi Breeze alternative page too.

The comparison changes when you add what sits outside the subscription. Buildium and DoorLoop charge per online rent payment, so the bill grows with every tenant. Rent Manager and Propertyware add implementation at about twice the monthly fee. AppFolio adds onboarding and needs 50 units just to sign. Letting has none of those, which is why a 100 unit manager on the Agency plan usually pays less in year one than on anything except Breeze.

100 units, tenants paying by bank transfer, owner statements every month: Letting Agency, $189
100 units, lowest subscription and happy with a yearly agreement: Yardi Breeze
100 units, need tenant portal payments, screening and listings in one app: Buildium or AppFolio

What a 100 unit portfolio actually needs from software

At around 100 doors the work stops fitting in a spreadsheet and a shared inbox. You have 100 rent payments to check each month, 8 to 15 turnovers a year, a steady trickle of repair requests and, if you manage for others, several owners waiting for a statement. The software has to take those four jobs off your desk.

Letting Agency covers all six for up to 10 team members. It leaves out online payments, screening and syndication on purpose, because many managers at this size already have a bank, a screening service and a listing site they like.

Rent tracking that matches bank payments to tenants without checking by eye
Arrears aged by days late, so you chase the right people on the 2nd
Move-in and move-out inspections with dated photos for deposit decisions
Repair requests with photos, contractor and cost per unit
Owner statements per owner, with income, expenses and the fee you took
Staff roles, so a leasing assistant does not see trust balances

Portfolio3 properties, 7 units

Carlton Holdings LtdOwner
- 14 Carlton Rd2 units
  - Apt 2 J. MarshLet
  - Apt 5 A. NovakLet
- 9 Birch Close1 unit
  - House L. FraserNotice given
Elm St PartnersOwner
- 220 Elm St4 units
  - Apt 1A D. KimLet
  - Apt 2A Vacant

Rent roll and bank matching for 100 tenants

Letting builds the rent roll from your leases every month. Export your bank transactions as CSV from any US bank, drop the file in, and each payment matches to a tenant ledger, including partial payments and one transfer covering two months. Anything that does not match waits in a short review list instead of hiding in a statement.

See the detail on rent roll software and rent collection software.

Paid, part paid and unpaid status for every unit on one screen
Arrears aged 1 to 30, 31 to 60 and 60+ days
Automated reminders and late fee rules on the Agency plan

Bank export, September4 of 5 matched

02 Sep MARSH J RENT FLAT 2

Apt 2, 14 Carlton Rd

$1,150Matched

03 Sep NOVAK A

Apt 5, 14 Carlton Rd

$600Partial

05 Sep STO REF 7731

Suggested match Unit 15, 48 Mill Lane

$990Confirm

06 Sep BYRNE RENT

Apt 4, 14 Carlton Rd

$1,095Matched

08 Sep FRASER L 9 BIRCH

House, 9 Birch Close

$1,400Matched

Owner statements for every landlord you manage

If the 100 units belong to several owners, month end is where most of the hours go. Letting splits income and expenses by owner, deducts your management fee and produces a PDF and CSV statement for each one. Owners get the same layout every month, and your bookkeeper gets a file that goes straight into QuickBooks or Xero.

More on property management accounting software.

Inspections and repairs at 100 doors

With 8 to 15 move-outs a year, photo evidence pays for itself the first time a tenant disputes a deduction. Letting runs room by room inspections on a phone, stores dated photos, and puts the move-out set beside the move-in set. Periodic inspections can be scheduled per unit, and repair requests record cost against the unit, so you know which buildings are eating your margin.

See property inspection software and maintenance requests.

A year at 100 units, worked through

Take a manager with 100 units for 7 owners, tenants paying by ACH, 12 turnovers a year and a bookkeeper on QuickBooks. On Letting Agency billed yearly that is $1,884 for the year, with statements, inspections and repair history included and nothing charged to tenants. On Buildium Essential the same portfolio starts at $744 in subscription plus about $2,820 in incoming ACH fees, roughly $3,564, before bank account setup and the inspections add on. On Rent Manager Basic it is $2,400 plus implementation of about $400. On Propertyware Basic it is $3,000 plus about $500 implementation.

Who should choose Letting at 100 units

Choose Letting if you manage 50 to 150 units, your tenants already pay by bank transfer, Zelle or check, you send owners a statement each month and you want one price that does not move as you add doors. It suits small property management companies and landlords who have outgrown a spreadsheet but do not want to rebuild their payment process.

Choose a full platform such as Buildium or AppFolio if you want rent collected inside a tenant portal, screening and listing syndication in the same login, and you have the volume to justify per payment fees or a monthly minimum.

Moving 100 units into Letting

Export units, tenants and leases as CSV from your current system or spreadsheet, import them, and set opening balances for anyone behind. Then import last month's bank transactions and check that every payment matched. A 100 unit portfolio usually takes a day, not a paid onboarding project.

The full steps are on how it works.

Import units, tenants and leases from CSV
Set opening balances per tenant
Add owners and your management fee
Import one month of bank CSV and review matches

Close a month before you pay

The homepage demo imports a bank export into a sample portfolio, updates the rent roll, ages arrears and produces owner statements in your browser. No account needed.

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$189 from 26 to 150 units

Landlord $59 per month for up to 25 units, Agency $189 for up to 150, Portfolio $449 for up to 500, Enterprise on request. Yearly billing gives 2 months free. No unit minimum, no onboarding fee, no per payment fee. Compare plans on property management software pricing.

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FAQ

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For 100 units the best fit depends on how rent is paid. If tenants pay by bank transfer and you send owner statements, Letting Agency at $189 per month flat is a strong choice. If you want the lowest subscription, Yardi Breeze costs $100. If you need portal payments, screening and listings in one app, Buildium or AppFolio fit better.

Most platforms cost $100 to $450 per month at 100 units before fees. Yardi Breeze is $100, Rent Manager starts at a $200 minimum, Propertyware at $250, AppFolio Core is reported near $298, and Buildium Essential reaches about $297 once tenants pay online. Letting is $189. Add implementation or onboarding where it applies.

AppFolio works at 100 units but you pay its monthly minimum, reported near $298, plus an onboarding fee, so the effective cost is about $3 per unit. It gets competitive per unit above roughly 200 units. At 100 units it is worth it mainly if you use its online payments, leasing and automation heavily. See our AppFolio alternative.

Buildium Essential starts at $62 per month and charges $2.35 for each incoming ACH rent payment, so 100 tenants paying online push the bill to about $297 per month. Growth starts at $192 with $1.35 per payment, about $327. Bank account setup and paid onboarding are extra. The full table is in our Buildium pricing guide.

Yes, most managers do by 100 units. That is about 100 payments to reconcile, 8 to 15 turnovers and several owner statements every month, which is where spreadsheet errors cost real money. Software that matches bank payments and produces statements saves a day or more at each month end.

One price for your next 50 doors

Import your units, leases and a bank export, and your rent roll, arrears and owner statements are ready today. $189 per month for up to 150 units.