AppFolio, Buildium, and Yardi Breeze together cover 80% of Canadian property management software decisions for portfolios under 500 units. Here's how to choose in 2025.
AppFolio
AppFolio is the strongest all-in-one platform for portfolios of 50–500 units. Its tenant portal, maintenance module, and owner reporting are best-in-class. The AI leasing assistant and built-in bulk text messaging are particularly valuable for high-turnover portfolios.
Pricing starts at approximately $1.40 USD per unit per month with a $280/month minimum (200 units). For portfolios under 200 units, this minimum makes it uncompetitive. For 200+ units, it's almost always the right choice.
Buildium
Buildium is the best option for portfolios of 20–200 units. It covers all core functions — maintenance, leasing, accounting, owner portals — at a lower price point than AppFolio. The Essential tier starts at approximately $58 USD/month for up to 150 units.
The UI is less polished than AppFolio and some advanced features require Growth or Premium tiers, but for a growing portfolio not yet ready for AppFolio's minimums, Buildium is the right bridge.
Yardi Breeze
Yardi Breeze starts at $1 per unit per month with a $100 minimum — accessible for smaller portfolios. The advantage is the Yardi ecosystem: if you ever scale to a portfolio where enterprise Yardi is warranted, migration is seamless rather than a full re-implementation.
Which to choose
- Under 50 units: Buildium Essential or TenantCloud
- 50–200 units: Buildium Growth
- 200+ units: AppFolio
- Long-term scale ambitions: Yardi Breeze
Not sure which platform fits your portfolio? A free Tenant Experience Audit includes a software fit assessment for your unit count and mix. Book your free Tenant Experience Audit →