ERP Software for Property Management
Property management companies operate on the efficiency of their systems: lease renewals processed, maintenance work orders resolved, rent collected on time, and investor financials delivered accurately. Purpose-built property management platforms combine lease administration, resident and tenant portals, maintenance management, and real estate accounting in a single database, eliminating the spreadsheets and manual reconciliations that plague smaller operators.
Compare ERP Systems for Property Management
Select up to 4 ERP vendors to compare side by side. Filtered to show systems with strong property management capabilities.
Key Challenges for Property Management
Managing lease expirations, renewals, and rent escalations across hundreds or thousands of units without manual tracking in spreadsheets
Processing rent collections, late fees, and delinquency workflows while providing tenants and residents with convenient online payment options
Coordinating maintenance work orders from resident requests through technician assignment, vendor dispatch, completion, and invoice processing
Producing accurate, acuity-level financial statements for each property entity alongside consolidated portfolio reporting for investors and lenders
Administering CAM reconciliations, operating expense recoveries, and gross-up calculations for commercial retail and office tenants
Managing vendor compliance (insurance, licenses) and processing high-volume AP invoices across a large property portfolio efficiently
Attracting and retaining tenants through digital leasing workflows, online application processing, and resident engagement tools
Best Property Management ERP for SMBs
Recommended for companies with $10M–$250M revenue and 10–200 employees.
AppFolio Property Manager
budgetCloud-native property management platform favored by residential and mixed-use operators for its intuitive interface, online leasing, maintenance management, and built-in accounting.
Best for: Residential property managers with 50–5,000 units seeking an easy-to-use cloud platform
Buildium
budgetAffordable cloud-based property management for residential landlords and small management companies with leasing, accounting, maintenance, and tenant portals.
Best for: Small residential property managers with fewer than 500 units
Entrata
mid-rangeCloud-native multifamily platform with an all-in-one approach covering leasing, resident services, accounting, and facilities management — gaining rapid market share in the mid-size multifamily segment.
Best for: Mid-size multifamily operators with 500–10,000 units seeking a modern, integrated platform
Yardi Voyager
mid-rangeThe dominant enterprise property management platform for commercial and institutional multifamily operators, with deep lease administration, accounting, and investor reporting.
Best for: Mid-to-large residential and commercial property managers with complex accounting and investor reporting needs
MRI Software
mid-rangeFlexible commercial property management platform with strong CAM reconciliation, lease administration, and open integration architecture for mixed-use and commercial operators.
Best for: Commercial, retail, and mixed-use property managers with complex lease structures
RealPage
mid-rangeComprehensive multifamily platform with revenue management (YieldStar), leasing, operations, and utility billing across large apartment portfolios.
Best for: Large multifamily operators and REITs focused on revenue management and operational analytics
Best Property Management ERP for Enterprise
Recommended for companies with $250M+ revenue and complex multi-site operations.
Oracle Primavera P6 EPPM
enterpriseUsed by large property owners managing significant capital improvement programs alongside ongoing property operations, providing project scheduling and cost control for renovation and repositioning projects.
Best for: Large property owners executing major capital improvement or repositioning programs
SAP S/4HANA
enterpriseEnterprise ERP with real estate management (RE-FX) for large corporate real estate portfolios, public sector property management, and diversified real estate conglomerates with complex financial consolidation.
Best for: Corporate real estate departments and public sector property managers with enterprise ERP requirements
Oracle ERP Cloud
enterpriseFull cloud ERP with real estate accounting, asset management, and financial consolidation for REITs, insurance companies, and institutional investors managing large diversified property portfolios.
Best for: REITs and institutional investors with complex portfolio accounting and SEC reporting requirements
Infor CloudSuite Construction
enterpriseEnterprise platform with real estate and facilities management modules for large institutional property owners integrating capital project management with ongoing asset operations.
Best for: Large institutional property owners integrating capital project management with facilities and property operations
Essential ERP Capabilities for Property Management
Lease administration with automated rent escalations, renewal options, and expiration alerts
Online resident and tenant portals for rent payment, maintenance requests, and lease document access
Maintenance work order management from request through dispatch, completion, and vendor invoicing
Property-level and consolidated portfolio financial reporting with investor distribution calculations
CAM reconciliation and operating expense recovery billing for commercial and retail properties
Vacancy management, leasing pipeline tracking, and digital application processing
Vendor management with insurance certificate tracking and high-volume AP invoice processing
Revenue management and dynamic pricing optimization for multifamily operators
Utility billing and RUBS (Ratio Utility Billing System) for residential portfolios
Compliance management for Section 8 / HUD, tax credit (LIHTC), and affordable housing programs
Property Management ERP Cost Ranges
SMB
$2,000 – $20,000
1–10 users
Implementation: $1,000 – $15,000
Mid-Market
$20,000 – $120,000
10–75 users
Implementation: $15,000 – $100,000
Enterprise
$150,000 – $1,500,000+
75–500+ users
Implementation: $100,000 – $1,000,000+
Implementation Considerations
Migrate historical tenant and lease data carefully — errors in lease terms, rent amounts, and security deposit balances create billing discrepancies that are difficult to resolve post-go-live
Configure property accounting entities and chart of accounts to match your investor reporting requirements before entering any financial data
Plan tenant and resident communication carefully around the system cutover — portal access changes, payment method transitions, and maintenance request process changes require advance notice
Evaluate integrations with screening providers (TransUnion SmartMove, CoreLogic), insurance programs, and utility billing services before selecting a platform
For commercial portfolios, ensure the platform can handle your specific CAM reconciliation methodology and lease structures before committing to implementation
Frequently Asked Questions
What is the best property management software for small landlords?
AppFolio and Buildium are the leading choices for small to mid-size residential property managers. AppFolio is preferred for its modern interface and stronger reporting, while Buildium offers a lower entry price point. Both provide online rent collection, maintenance requests, and property-level accounting suitable for portfolios of 50 to 1,000 units.
How does Yardi Voyager compare to MRI Software?
Yardi Voyager is the dominant platform for large residential and commercial operators, offering a more vertically integrated suite covering leasing, accounting, and investor reporting. MRI Software offers more flexibility and open architecture for commercial real estate with complex lease structures and integration requirements. Both serve the mid-market and enterprise segments; the choice often comes down to asset class and portfolio complexity.
What is CAM reconciliation and which platforms handle it best?
CAM (Common Area Maintenance) reconciliation is the annual process of comparing actual operating expenses to estimated CAM charges billed to commercial tenants, with adjustments for over- or under-charges based on lease recovery provisions. MRI Software and Yardi Voyager have the most sophisticated CAM reconciliation engines, handling gross-up calculations, exclusions, caps, and custom recovery structures across complex commercial leases.
Does property management software handle affordable housing and LIHTC compliance?
Yes. Yardi Voyager Affordable, RealPage, and MRI Affordable Housing include modules for LIHTC income certification, HUD subsidy billing (HAP), Section 8 Housing Assistance Payments, tax credit compliance reporting, and TRACS/USDA interface. These platforms automate compliance tasks that would otherwise require extensive manual tracking and expose operators to audit risk.
What is Entrata and how does it compare to Yardi?
Entrata is a cloud-native, all-in-one multifamily platform that has grown rapidly as a modern alternative to Yardi. It covers leasing, resident experience, accounting, and facilities management in a single database without the add-on module complexity associated with Yardi's platform. Entrata is particularly strong for mid-size multifamily operators (500–10,000 units) seeking a more modern user experience and faster implementation.
How do property management platforms handle online rent payments?
Modern platforms provide resident and tenant portals with ACH and credit/debit card payment options, autopay enrollment, and payment history. Payments post automatically to the ledger, trigger automated receipts, and update outstanding balance reports in real time. Some platforms like AppFolio offer same-day ACH, and most provide late-fee automation and delinquency workflow management.
What is RealPage YieldStar and how does it work?
YieldStar is RealPage's revenue management system that uses market data, property performance analytics, and algorithmic pricing to recommend daily rental rates for each unit type. It helps large multifamily operators optimize occupancy and rental revenue, similar to dynamic pricing in the hotel industry. YieldStar integrates with the broader RealPage platform and is widely adopted by large REIT and institutional operators.
How much does property management software cost?
Small residential managers with fewer than 100 units can use Buildium or Rentec Direct for $2,000–$6,000 per year. AppFolio charges per-unit fees starting around $1.40/unit/month. Mid-market operators using Entrata or Yardi Breeze Premier typically pay $20,000–$80,000 annually. Enterprise Yardi Voyager and MRI implementations for large commercial or multifamily portfolios range from $150,000 to over $1 million per year.
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