Do I need property management software for 20 units?

Most landlords benefit by 20 units. That is 20 payments to reconcile, a few turnovers a year and repair requests every month. Software that matches bank payments and stores inspection photos usually saves a few hours each month end.

Property management software for 20 units at $29 a month

Letting is property management software for landlords with up to 25 units. At 20 units you are on the Landlord plan: $29 per month billed yearly ($348 a year) or $59 month to month, with the rent roll, bank CSV matching, late rent tracking, repair requests with photos and move-in and move-out inspections 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 Ave	$1,150	$1,150	Paid
Apt 4, 14 Carlton Ave	$1,095	$1,095	Paid
Apt 5, 14 Carlton Ave	$1,050	$600	Partial
Unit 12, 48 Mill St	$980	$0	Late
Unit 15, 48 Mill St	$990	$990	Unmatched

The short answer

At 20 units, property management software costs between $29 and $250 per month before one time fees. Letting Landlord is $29 billed yearly. Buildium Essential starts at $62 and reaches about $109 once every tenant pays rent online. Yardi Breeze charges its $100 minimum, and Rent Manager and Propertyware charge $200 and $250 minimums. AppFolio's minimum is 50 units, so it is not an option at 20.

Letting does not collect rent, screen tenants or list vacancies. Tenants keep paying into your bank account by ACH, Zelle or check, and Letting reads the bank export and matches every payment to a tenant. If that is how your rent already arrives, you are not paying for a payments module you will never use.

What 20 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. Buildium is shown with one incoming ACH payment per unit per month, since that is how its bill grows. DoorLoop prices per unit and does not publish its minimums, so it is shown as arithmetic on its listed per unit rate, read in November 2026.

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

Software	Monthly cost at 20 units	How it is priced	One time fees	Best for
Letting Landlord	$29 billed yearly, $59 monthly	Flat for up to 25 units	None	Landlords whose tenants pay by ACH, Zelle or check
DoorLoop One	$50 before any minimum	From $2.50 per unit, minimums not published	Not published	Landlords who want rent collected in an app
Buildium Essential	About $109	From $62, plus $2.35 per incoming ACH payment	Bank account setup $99	Owners who want tenants to pay in a portal
Yardi Breeze	$100	$1 per unit, $100 minimum, annual agreement	None published	Managers who plan to grow past 100 units
Rent Manager Basic	$200	$1 per unit, $200 minimum	Implementation about 2x monthly	Managers who want deep reporting
Propertyware Basic	$250	$1 per unit, $250 minimum	Implementation about $500	Single family managers planning to grow past 250 units

Where Letting is not the cheapest at 20 units

Two honest caveats. First, $29 is the yearly price. Month to month, Landlord is $59, and Buildium Essential without online payments starts at $62, so the gap is small. Second, landlord apps are cheaper still. RentRedi, for example, lists $12 per month billed yearly for unlimited units and collects rent inside its app. If you own all 20 units yourself and mainly want tenants paying through an app, that may be all you need.

Letting is built for the owner who wants the month closed: a rent roll that matches the bank, past-due rent aged by days late and inspections that stand up in a deposit dispute.

20 units, tenants pay by ACH or check, you want the month closed fast: Letting Landlord, $29 billed yearly
20 units, you want tenants paying inside the software: DoorLoop or Buildium
20 units you own yourself, lowest possible price: a landlord app such as RentRedi

Portfolio3 properties, 7 units

Carlton HoldingsOwner
- 14 Carlton Ave2 units
  - Apt 2 J. MarshLeased
  - Apt 5 A. NovakLeased
- 9 Birch Ct1 unit
  - House L. FraserNotice given
Elm St PartnersOwner
- 220 Elm St4 units
  - Apt 1A D. KimLeased
  - Apt 2A Vacant

What a 20 unit portfolio actually needs from software

Twenty doors is where a spreadsheet starts to cost you money. That is 20 payments to check each month, two to four turnovers a year and repair requests that arrive by text. The software has to take those jobs off your evenings.

Landlord covers all six for two team members, so a partner or a bookkeeper can log in with their own access.

Rent tracking that matches bank payments to tenants without checking by eye
Past-due rent aged by days late, so you chase the right tenants on the 2nd
Move-in and move-out inspections with dated photos for deposit decisions
Repair requests with photos, contractor and cost per unit
Lease expiry reminders so a renewal never lapses by accident
Room to grow to 25 units on the same plan, and to 150 on the next

Rent roll and bank matching for 20 tenants

Letting builds the rent roll from your leases every month. Export your bank transactions as CSV from Chase, Bank of America, Wells Fargo or any other US bank, drop the file in, and each payment matches to a tenant ledger, including partial payments and one transfer that covers two months. Anything that does not match waits in a short review list.

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

Paid, part paid and unpaid status for every unit on one screen
Past-due rent aged 1 to 30, 31 to 60 and 60+ days
Income and expense export for your CPA, QuickBooks or Xero

Bank export, September4 of 5 matched

Sep 2 MARSH J RENT APT 2

Apt 2, 14 Carlton Ave

$1,150Matched

Sep 3 NOVAK A

Apt 5, 14 Carlton Ave

$600Partial

Sep 5 ZELLE PMT 7731

Suggested match Unit 15, 48 Mill St

$990Confirm

Sep 6 BYRNE RENT

Apt 4, 14 Carlton Ave

$1,095Matched

Sep 8 FRASER L 9 BIRCH

House, 9 Birch Ct

$1,400Matched

Inspections and repairs at 20 doors

With two to four move-outs a year, one disputed deduction can cost more than a year of software. Letting runs room by room inspections on a phone, stores dated photos and puts the move-out set beside the move-in set. Repair requests record the contractor and cost against the unit, so you see which house is eating your margin.

See property inspection software and maintenance requests.

A year at 20 units, worked through

Take a landlord with 20 units across eight houses and small buildings, tenants paying by ACH or Zelle, three turnovers a year and a CPA who wants one clean income file. On Letting Landlord billed yearly that is $348 for the year, with inspections and repair history included and nothing charged to tenants. On Buildium Essential it starts at $744 in subscription plus about $564 in incoming ACH fees, roughly $1,308, before bank setup. Yardi Breeze is $1,200 on an annual agreement. On DoorLoop One the listed rate is $600 a year before any minimum or onboarding fee.

Who should choose Letting at 20 units

Choose Letting if you own 10 to 25 units, your tenants already pay by ACH, Zelle or check and you want a price that stays put while you add doors. It suits landlords who have outgrown a spreadsheet and want the month done in an hour, not an evening.

Choose DoorLoop or Buildium if you want rent collected inside a tenant portal with screening and listings in the same login.

Moving 20 units into Letting

Export units, tenants and leases as CSV from your spreadsheet, import them, and set opening balances for anyone behind. Then import last month's bank transactions and check that every payment matched. At 20 units that is an hour or two.

The full steps are on how it works.

Import units, tenants and leases from CSV
Set opening balances per tenant
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 past-due balances and produces a statement in your browser. No account needed.

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$29 a month up to 25 units

Landlord $59 per month for up to 25 units, Agency $189 for up to 150, Portfolio $449 for up to 500, Enterprise $798 for up to 1,500. Yearly billing halves each price, so Landlord is $29 per month or $348 a year. 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 20 units the best fit depends on how rent arrives. If tenants pay by ACH or check and you want a rent roll, past-due tracking and inspections, Letting Landlord at $29 per month billed yearly is the lowest flat price among full platforms. If you want rent collected in a tenant portal, DoorLoop or Buildium fit better.

Most full platforms cost $29 to $250 per month at 20 units before one time fees. Letting is $29 billed yearly, DoorLoop One lists $50 before minimums, Yardi Breeze is $100, Buildium Essential about $109 once tenants pay online, Rent Manager Basic $200 and Propertyware Basic $250.

Not on its standard plans. AppFolio sells to portfolios of 50 units and up, so at 20 units you would need a different product. Yardi Breeze, Buildium, DoorLoop and Letting all start well below that.

Buildium Essential starts at $62 per month and charges $2.35 for each incoming ACH rent payment, so 20 tenants paying online bring the bill to about $109 per month. Bank account setup is $99. See our Buildium pricing table.

Most landlords benefit by 20 units. That is 20 payments to reconcile, a few turnovers a year and repair requests every month, and one undocumented move-in condition can cost a deposit dispute. Software that matches bank payments and stores inspection photos usually saves a few hours each month end.

Put 20 units on one flat price

Import your units, leases and a bank export, and your rent roll and past-due report are ready today. $29 per month billed yearly, or $59 monthly, for up to 25 units.