Single family property management software for single family homes

Letting is single family property management software for managers who run 20 to 500 rental homes, each with its own owner. Every house gets its own ledger, repairs, inspections and a monthly owner statement, and the price is flat: $29 per month billed yearly for up to 25 homes, $94 for up to 150 and $224 for up to 500. No unit minimum, no implementation fee and no fee on your tenants' rent payments.

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Statements, SeptemberSend day: 3rd

Carlton Holdings Ltd

Net payout $2,713

Sent 3 Sep, PDF and CSVSent

E. Adebayo

Net payout $1,742

Sent 3 Sep, PDF and CSVSent

R. Whitfield

Net payout $1,566

Repairs pendingDraft

The short answer

The best single family property management software is the one that handles many owners cheaply, because 100 homes usually means 50 to 90 separate owners who each want an accurate statement. Propertyware is built for single family but starts at $250 a month plus an implementation fee of twice the monthly price. AppFolio has a 50 unit minimum and a reported $298 monthly floor.

Letting costs $94 per month billed yearly for up to 150 homes and $224 for up to 500, with owner statements, inspections and unlimited staff included. It does not collect rent, screen tenants or list vacancies: tenants keep paying into your bank account and Letting reads the bank export.

What single family software costs at your number of homes

Figures come from each vendor's public pricing page, checked October 2026. AppFolio publishes no prices and is shown at publicly reported rates. Buildium publishes starting prices only, so it is shown at the plan floor plus one incoming ACH rent payment per home per month, the least you would pay. DoorLoop prices come from the calculator on doorloop.com/pricing.

Monthly cost to the manager, before one time fees. Propertyware adds implementation at twice the monthly subscription and bills in 50 unit steps. DoorLoop and AppFolio add onboarding fees, and DoorLoop's tenants pay $0.99 per ACH payment on Pro. Ask each vendor for a written quote at your exact count before you sign.

Homes	Letting, yearly / monthly	Propertyware Basic	AppFolio Core, reported	Yardi Breeze	Buildium, at least	DoorLoop Pro, yearly / monthly
20	$29 / $59	$250	Not available, 50 unit minimum	$100	$109 (Essential)	$149 / $189
50	$94 / $189	$250	About $298	$100	$180 (Essential)	$179 / $219
100	$94 / $189	$250	About $298	$100	$297 (Essential)	$209 / $249
150	$94 / $189	$250	About $298	$150	$395 (Growth)	$249 / $289
300	$224 / $449	$300	About $447	$300	$400 year one, about $580 after (Premium)	$394 / $459 at 299

Where another platform is the better buy

On yearly billing Letting is the lowest subscription in the table at every size shown. On monthly billing it is not: Yardi Breeze at $1 per home with a $100 minimum costs less than our $189 and $449 month to month prices, although Breeze signs an annual agreement, so the fair match is yearly against yearly. Landlords with fewer than 20 homes who only want online rent collection will also find cheaper tenant apps.

The bigger difference is what you buy. Propertyware, AppFolio, Buildium and DoorLoop collect rent inside a tenant portal and add screening, listings and owner distributions by ACH. If that is the job you need done, they are the better fit and we would say so.

Tenants paying by ACH, Zelle or check into your bank account, many owners, monthly statements: Letting
Rent collected online through a tenant portal with screening and listings: AppFolio, Buildium or DoorLoop
250 or more homes with heavy custom workflows and an implementation budget: Propertyware

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

What a single family manager needs that an apartment manager does not

A 100 unit apartment building has one owner, one address and one maintenance route. One hundred houses can mean 70 owners, 100 addresses, 100 water heaters and 100 lawns. The software has to treat each house as its own small business while letting a team of two or three close the month for all of them at once.

Letting covers all six on every plan.

One ledger per house, with its own owner, lease, deposit and repair history
Owner statements produced in one run for every owner, each with only their houses
Management fees deducted per owner as a percentage of rent collected
HOA dues, property tax, insurance and repair bills recorded against the right house
Move-in and move-out inspections with dated photos taken on site
Bank payments matched to the right tenant across dozens of houses at once

Owner statements when every house has a different owner

Statements are where single family month end time goes. Letting splits income and expenses by owner, deducts your management fee and produces a PDF and CSV statement for each owner in a single run. An owner with three houses gets one statement with three properties on it. Your bookkeeper gets files that import into QuickBooks or Xero, so the trust account and the general ledger agree without retyping.

More on property management accounting software.

Rent from 100 addresses, matched from one bank export

Export your bank transactions as CSV from any US bank, import the file, and each payment matches to a tenant ledger: a transfer covering two months, rent split between roommates, a housing authority payment for part of the rent. Anything that does not match waits in a short review list. The rent roll then shows paid, part paid and unpaid for every house, filtered by owner.

See rent roll software and rent collection software.

Arrears aged 1 to 30, 31 to 60 and 60+ days across every house
Reminder and late fee rules, rent increases and renewal tracking
Opening balances per tenant when you take over a house mid lease

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

Inspections and repairs across scattered houses

Single family turnover means driving to every house, and the photos you take there decide deposit disputes. Letting runs room by room inspections on a phone and puts the move-out set beside the move-in set, so you can show an owner and a tenant exactly what changed. Repair requests record vendor and cost against each house, which tells an owner what their property really cost to run this year. Both come with every plan, not as an add on.

See property inspection software and maintenance requests.

A year with 80 homes and 55 owners, worked through

Take a manager with 80 single family homes for 55 owners, tenants paying by ACH and a bookkeeper on QuickBooks. On Letting Agency billed yearly that is $1,128 for the year, with statements for all 55 owners, inspections and staff included. On Propertyware Basic it is $3,000 a year plus about $500 implementation. On Yardi Breeze it is $1,200 on an annual agreement. On AppFolio Core it is reported near $3,576 plus onboarding. On DoorLoop Pro it is about $2,148 to $2,508 billed yearly, plus onboarding, and tenants pay $0.99 per ACH payment.

Who should choose Letting for single family homes

Choose Letting if you manage 20 to 500 houses for other owners, your tenants already pay by bank transfer, Zelle or check, and the hard part of your month is getting every owner an accurate statement. It also suits investors who own their houses across several LLCs and want a statement per entity for their CPA.

Choose Propertyware or AppFolio if you want rent, screening, listings and owner payouts inside one portal and you have the volume to justify the minimums. Our Propertyware pricing and AppFolio pricing guides show those costs by unit count.

Moving your houses into Letting

Export properties, tenants, leases and owners 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 home manager usually moves in a day or two, owner by owner, without a paid implementation project.

The full steps are on how it works.

Import houses, tenants, leases and owners from CSV
Link each house to its owner and set the management fee percentage
Set opening balances per tenant
Import one month of bank CSV and review the 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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$94 a month for up to 150 homes

Landlord $59 per month for up to 25 homes, Agency $189 for up to 150, Portfolio $449 for up to 500, Enterprise on request above 500 with SSO, API and migration help. Yearly billing saves 50 percent, so the plans are $29, $94 and $224 per month. No unit minimum, no onboarding fee, no per payment fee. Compare plans on property management software pricing.

See pricing

FAQ

See all questions

For a manager whose tenants pay by bank transfer and who sends many owners a monthly statement, Letting is the lowest flat price, $94 per month billed yearly for up to 150 homes. For rent collected through a tenant portal with screening and listings, AppFolio, Buildium or DoorLoop fit better, and Propertyware suits 250 or more homes with custom workflows.

Most platforms cost $100 to $300 per month for 50 to 150 homes. Yardi Breeze is $1 per home with a $100 minimum, Propertyware starts at $250 plus implementation, AppFolio Core is reported near $298, DoorLoop Pro lists $179 to $249 billed yearly and Buildium adds a fee to every online rent payment. Letting is $94 billed yearly.

Yes. Propertyware is RealPage's software built for single family managers, with owner and tenant portals, payments, screening and inspections. It costs $1 to $2 per unit with a $250 to $450 monthly minimum, billed in 50 unit steps, plus implementation at twice the monthly price, so it is best value from about 250 homes.

Yes, AppFolio manages single family homes, but its Core plan has a 50 unit minimum and a reported monthly minimum near $298. A manager with 20 houses cannot sign up, and one with 60 houses pays about $5 per home. Our AppFolio alternative page compares smaller options.

US single family managers most often use AppFolio, Buildium, Propertyware, Yardi Breeze, Rent Manager and DoorLoop. Larger firms tend to pick Propertyware or AppFolio, smaller ones Buildium, DoorLoop or Breeze. Managers whose tenants already pay by bank transfer use Letting for the rent roll, inspections and owner statements without a payments platform.

Every owner's statement, one run

Import your houses, owners, leases and a bank export, and your rent roll, arrears and owner statements are ready today. $94 per month billed yearly, or $189 monthly, for up to 150 homes and unlimited staff.