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For landlords comparing Propertyware
Propertyware's $250 minimum too high? Here is the honest comparison.
Propertyware advertises $1 per unit per month, but bills a $250 monthly minimum plus an implementation fee of 2X the monthly subscription. Under 250 units you are paying the minimum, so a 10-unit portfolio pays $250 a month. PropManager is $59 flat at any size.
Built for independent landlords with 1 to 50 units. Every number below is read from Propertyware's own published pricing, and we tell you who should stay.
Propertyware vs PropManager, side by side
| Propertyware | PropManager | |
|---|---|---|
| Advertised price | $250/mo1 | $59/mo flat |
| Billing | Contract terms not published1 | Month to month, cancel anytime |
| E-signatures | Included1 | Unlimited, included |
| Online rent (ACH) | See their pricing page1 | $0, we absorb the processor fee |
| Setup / onboarding | 2X the monthly subscription price1 | None. Free migration included |
1 Propertyware figures as published on https://www.propertyware.com/pricing/, verified 2026-07-24.
Verify current pricing on the vendor's site before deciding.
The fine print, from their own pages
- The advertised $1 per unit per month is not what a small portfolio pays: the Basic plan bills a $250 monthly minimum, so anything under 250 units pays $250. src
- Every plan adds an implementation fee of 2X the monthly subscription price before you start. src
- Transaction fees apply for screening and payments, but the amounts are not published on the pricing page. src
- Billable units are adjusted in 50 unit increments. src
Your true cost, itemized
Not the sticker price. The bill at your size with what you actually use. Every number is read from Propertyware's own pricing page.
Assumes about 2 signature requests a month and one incoming ACH payment per occupied unit per month. Screening is per applicant, so it never changes the monthly total. These per-payment fees are paid by you or passed to your resident; either way, PropManager's are $0.
Propertyware · Basic at 10 units
- Basic plan $1 per unit per month with a $250 monthly minimum$250
- E-signaturesincluded
- Online rent collectionpriced on their page
PropManager
- PropManager plan (flat) everything included$59
- E-signatures unlimited, includedincluded
- Online rent (ACH) we absorb the processor feeincluded
At 10 units with what you use, Propertyware's Basic plan is at least $250/mo, plus an add-on fee they only quote on their page. PropManager is a flat $59, that add-on included.
Propertyware · Basic at 25 units
- Basic plan $1 per unit per month with a $250 monthly minimum$250
- E-signaturesincluded
- Online rent collectionpriced on their page
PropManager
- PropManager plan (flat) everything included$59
- E-signatures unlimited, includedincluded
- Online rent (ACH) we absorb the processor feeincluded
At 25 units with what you use, Propertyware's Basic plan is at least $250/mo, plus an add-on fee they only quote on their page. PropManager is a flat $59, that add-on included.
Propertyware · Basic at 50 units
- Basic plan $1 per unit per month with a $250 monthly minimum$250
- E-signaturesincluded
- Online rent collectionpriced on their page
PropManager
- PropManager plan (flat) everything included$59
- E-signatures unlimited, includedincluded
- Online rent (ACH) we absorb the processor feeincluded
At 50 units with what you use, Propertyware's Basic plan is at least $250/mo, plus an add-on fee they only quote on their page. PropManager is a flat $59, that add-on included.
Like your number? Start free and see it in your own account. Or hand us the switch: 15 minutes of your time and we do the rest, free.
Get started or have us migrate you, freeThis is what you get after the free migration
Your own portfolio, live in PropManager: properties, tenants, leases, and ledger history, checked against your old books down to the penny.
The real product, not a mockup. Bank transactions arrive matched to tenants and properties; you confirm with one click.
What PropManager doesn't have yet
The honest gaps against Propertyware. If any of these is a dealbreaker, Propertyware may be the better fit.
- Built-in tenant screening (Propertyware bundles it; PropManager does not offer screening yet).
- Owner portals and the trust-accounting depth a third-party single-family management company needs.
- Propertyware's contact-center add-ons (24/7 maintenance and leasing lines) and its enterprise integration catalog.
Who should stay on Propertyware
Propertyware is a RealPage product built for single-family property management companies at scale. Once a portfolio clears the minimum, $1 per unit is a genuinely low rate, and the platform carries owner portals, trust accounting, and contact-center add-ons a third-party manager may need. Above roughly 250 units the per-unit price is the real price and the platform earns its keep. The mismatch is below that line, where the $250 minimum is the price: a 10-unit portfolio pays $25 a unit for software built for someone ten times its size.
The people doing your migration
Benjamin Sussman
Co-founder. Chicago landlord. Former Buildium customer.
"I ran our family's rentals on Buildium for years. Every renewal the price went up and the software didn't. My brother's a software engineer, so we built the tool we actually wanted. Now I move other landlords off Buildium myself, personally, for free."
Switching is our job, not yours
- Free done-for-you migration. A $500 job, our treat. You send an export; we do everything else.
- Run both in parallel. Keep your current tool for a month. We refresh the import before you cut over.
- Exit guarantee. Leave anytime and we export everything back out for you, free. Your data is never hostage.
- $59/mo flat, locked for life. We migrate and onboard every landlord ourselves, so we only take a handful of new portfolios each month.
Rather skip the call? Email your Propertyware export (or screenshots of your rent roll) to jacob@property-mgmt.net and we send back a tour of your own portfolio within 48 hours.
Fair questions
Propertyware says $1 per unit. Why would I pay $59 flat?
Because $1 per unit is not what you pay under 250 units. The Basic plan bills a $250 monthly minimum, so a 10-unit portfolio pays $250 a month, which works out to $25 a unit. PropManager is $59 flat whether you have 3 doors or 40.
At what size does Propertyware become cheaper?
The Basic minimum stops binding around 250 units, where $1 per unit finally exceeds $250. Below that the minimum is the price, and every plan adds an implementation fee of 2X the monthly subscription to start.
Why can't I see the full Propertyware cost here?
Their pricing page says transaction fees apply for screening and payments but does not publish the amounts, and we will not guess at numbers a company has not published. Ask them for those before you compare.
Do you need my bank login or account numbers?
No, and you should hang up on anyone who asks. The migration runs off a spreadsheet export of your properties, tenants, leases, and ledger. If you later want live bank feeds, you connect your bank yourself, inside your own account, through Plaid. We never see your credentials.
Who is PropManager not for?
Third-party property managers who manage other owners' properties (trust accounting), which is exactly who Propertyware is built for. PropManager is built for landlords who own what they manage, from 1 to 50 units.