Property management software for 500 units at one flat monthly price

Letting is property management software for companies running 150 to 500 units across one or several offices. The Portfolio plan costs $449 per month for up to 500 units, or $224 per month billed yearly, with unlimited team members, branches, an audit log, bank CSV matching, inspections and monthly owner statements included. No unit minimum, no onboarding fee and no fee on your tenants' rent payments.

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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

The short answer

At 500 units most US property management software costs $500 to $1,300 per month before one time fees. Per unit pricing is what drives that: Yardi Breeze, Rent Manager Basic and Propertyware Basic all land near $500, AppFolio Core is reported near $745, and Buildium's plan floor plus one online rent payment per unit puts it at $700 to $1,240.

Letting costs $224 per month at 500 units billed yearly ($2,688 a year), or $449 month to month, the same price it costs at 151. It does not collect rent, screen tenants or list vacancies. Tenants keep paying into your bank account and Letting reads the bank export, so no payment fee grows with your door count.

What 500 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 per unit rates. Buildium publishes only starting prices, so it is shown at the plan floor plus one incoming ACH payment per unit per month. Treat those rows as the least you would pay.

Prices and fees change, and every vendor quotes large portfolios individually. Ask each one for a written quote at your exact unit count before you sign.

Software	Monthly cost at 500 units	How it is priced	One time fees	Best for
Letting Portfolio	$224 billed yearly, $449 monthly	Flat for 151 to 500 units	None	Multi office managers whose tenants pay by bank transfer
Yardi Breeze	$500	$1 per unit, $100 minimum, annual agreement	None published	Residential managers who want a low per unit rate
Rent Manager Basic	$500	$1 per unit, $200 minimum	Implementation about 2x monthly	Managers who want deep reporting and commercial options
Propertyware Basic	$500	$1 per unit, $250 minimum, billed in 50 unit steps	Implementation 2x monthly, about $1,000	Single family portfolios
AppFolio Core	About $745, reported	About $1.49 per unit, 50 unit minimum	Onboarding fee on quote	Companies using online payments and leasing heavily
Buildium Premium	At least $700	From $400, plus $0.60 per incoming ACH payment after year one	Paid onboarding package	Managers who want Buildium's API and priority support
Buildium Growth	At least $867	From $192, plus $1.35 per incoming ACH payment	Paid onboarding package	Growing companies on Buildium automation

Where the per unit platforms still make sense

At 500 units Letting is the lowest subscription in the table: $224 per month billed yearly against about $500 on the $1 per unit platforms, which also sign annual agreements. Month to month at $449 the margin is only about $50, and below roughly 450 units Yardi Breeze, Rent Manager Basic and Propertyware Basic cost less than $449. On yearly billing the $1 per unit plans are cheaper only between about 151 and 223 units. We say the same on our Yardi Breeze alternative page.

The gap that matters at this size is everything outside the subscription. Rent Manager and Propertyware add implementation at about twice the monthly fee, Buildium adds a fee on every online rent payment, and AppFolio adds onboarding on top of a higher per unit rate. Letting has none of those, and the price does not move when you sign the next 50 doors.

225 to 500 units, tenants paying by bank transfer, several offices: Letting Portfolio, $224 billed yearly
151 to 223 units, lowest subscription is the only goal: Yardi Breeze or a $1 per unit plan
Need portal payments, screening and syndication in one app: AppFolio or Buildium
Over 500 units, SSO, API and migration help: Letting Enterprise or Rent Manager

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

What a 500 unit company needs from software

At 500 doors you are running a team, not a desk. You have about 500 rent payments to reconcile each month, 40 to 75 turnovers a year, maintenance coming in daily and owners who expect the same statement on the same day every month. The software has to keep several people working on the same books without stepping on each other.

Letting Portfolio covers all six with unlimited team members. It leaves out online payments, screening and listing syndication on purpose, because most companies at this size already have a bank, a screening vendor and a listing workflow that works.

Bank payments matched to tenants in bulk, not by eye
Arrears aged by days late across every building and office
Separate branches with their own staff, owners and reports
Role based access, so a leasing assistant does not see trust balances
An audit log that shows who changed a ledger and when
Scheduled owner report packs, not 40 statements built by hand

Rent roll and bank matching for 500 tenants

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

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

Paid, part paid and unpaid status for every unit, filtered by office or owner
Arrears aged 1 to 30, 31 to 60 and 60+ days
Reminder and late fee rules, bulk rent increases and renewal workflows

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

Owner statements at scale

When 500 units belong to dozens of owners, month end is where the hours go. Letting splits income and expenses by owner, deducts your management fee and produces a PDF and CSV statement for each one. On Portfolio you schedule report packs, so every owner gets the same layout on the same day, and your accountant gets files that import into QuickBooks or Xero.

More on property management accounting software.

Inspections and repairs across buildings

With 40 to 75 move-outs a year, dated photo evidence is what settles deposit disputes. Letting runs room by room inspections on a phone and puts the move-out set beside the move-in set. Portfolio adds custom inspection templates, so a single family house and a studio in a 60 unit building get the right checklist. Repair requests record cost against each unit, which shows which buildings eat your margin.

See property inspection software and maintenance requests.

A year at 500 units, worked through

Take a company with 500 units for 38 owners, two offices, tenants paying by ACH and a bookkeeper on QuickBooks. On Letting Portfolio billed yearly that is $2,688 for the year, with unlimited staff, branches, statements and inspections included and nothing charged to tenants. On Yardi Breeze it is $6,000 on an annual agreement. On Rent Manager Basic it is $6,000 plus about $1,000 implementation. On Propertyware Basic it is $6,000 plus about $1,000 implementation. AppFolio Core is reported near $8,940 plus onboarding, and Buildium Growth starts at $2,304 in subscription plus about $8,100 in incoming ACH fees, roughly $10,400.

Who should choose Letting at 500 units

Choose Letting if you manage 300 to 500 units, run one or more offices, your tenants already pay by bank transfer, Zelle or check, and you send owners a statement every month. It suits property management companies that want one predictable line in the budget and do not want a payment processor sitting between tenants and the trust account.

Choose AppFolio or Buildium if you want rent collected inside a tenant portal, screening and syndication in the same login, and you have the leasing volume to justify per unit rates above $1.40 or per payment fees.

Moving 500 units into Letting

Export units, tenants, leases and owners as CSV from your current system, import them office by office, and set opening balances for anyone behind. Then import last month's bank transactions and check that every payment matched. A 500 unit company usually moves one branch at a time over a week, without a paid implementation project.

The full steps are on how it works.

Import units, tenants, leases and owners from CSV
Create branches and invite staff with roles
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 arrears and produces owner statements in your browser. No account needed.

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$449 from 151 to 500 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 for 500+ with SSO, API and migration. Yearly billing saves 50 percent. 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 500 units the best fit depends on how rent is paid and how many offices you run. If tenants pay by bank transfer and you send owner statements, Letting Portfolio at $224 per month billed yearly ($449 monthly) with unlimited staff is the lowest flat price. If you want rent collected in a tenant portal with screening and listings, AppFolio or Buildium fit better.

Most platforms cost $500 to $1,300 per month at 500 units before one time fees. Yardi Breeze, Rent Manager Basic and Propertyware Basic are about $500, AppFolio Core is reported near $745, and Buildium lands at $700 to $1,240 once tenants pay online. Letting is $224 billed yearly or $449 monthly. Add implementation or onboarding where it applies.

AppFolio does not publish prices. Publicly reported Core pricing of about $1.49 per unit puts 500 units near $745 per month, or about $8,940 a year, before the onboarding fee. Plus and Max tiers are reported at higher per unit rates. Our AppFolio pricing guide has the cost by unit count.

Buildium works at 500 units, but its bill grows with every online rent payment. Premium starts at $400 with $0.60 per incoming ACH payment after the first 12 months, so 500 tenants paying online add about $300 a month. Growth charges $1.35 per payment. The full table is in our Buildium pricing guide.

Yes. Yardi Breeze charges $1 per unit per month on an annual agreement, so 500 units cost about $500 a month, and its site lists no onboarding or training fees. Companies that expect to pass 500 units and need investor portals or deeper accounting often look at Breeze Premier or Voyager instead.

One price for your next 350 doors

Import your units, leases and a bank export, and your rent roll, arrears and owner statements are ready today. $224 per month billed yearly, or $449 monthly, for up to 500 units and unlimited staff.