Property Management Software for Small Portfolios (5-50 Units) 2026

The 5–50 unit sweet spot

Small portfolios (5–50 units) sit in a software gap. Spreadsheets work for 5–10 units but break down with 15+. Enterprise property management software—Buildium, AppFolio, Yardi—is built for 500+ units and charges accordingly. You need: portfolio view, lease tracking, rent collection with late fee automation, work orders, owner statements—without implementation consultants or enterprise-level pricing.

Property management software that scales from small to large (like Brokurz) lets you start lean at 5–10 units and grow to 50+ without switching platforms.

What small portfolio managers should avoid

• Enterprise tools: MRI, Yardi, RealPage—built for 500+ units, expensive, complex
• Spreadsheets: Break down with 10+ units; no late fee automation, no audit trail
• Residential-only CRMs: No lease/rent/work order management
• Per-unit pricing that scales too fast: $5/unit adds up; flat or tiered pricing is better

Essential features for 5–50 units

• Properties & units: Portfolio view, occupancy status (occupied, vacant, notice), beds/baths/sqft
• Leases: Start, end, rent, deposit, renewals—one-click renewal from expiring lease
• Rent tracking: Auto-generated rent periods, configurable late fees (flat or %), payment history
• Work orders: Create, assign, track—priority, vendor, cost (estimated vs. actual)
• Owner statements: Cash flow, income vs. expenses, expense by category

When spreadsheets fail

At 10–15 units, manual rent tracking becomes error-prone. Late fees get forgotten; renewal notices slip; owner statements require hours of aggregation. At 20+ units, spreadsheets are a liability—audits, disputes, and lost revenue multiply. The cost of one missed renewal or owner dispute often exceeds a year of software.

Pricing expectations for 5–50 units

Market pricing varies by platform. Dedicated PM tools for small portfolios typically cost less than enterprise tools built for 500+ units. Avoid per-unit pricing that scales too fast; look for flat or tiered pricing that fits your current size. See our rent collection and late fee guide.

Scaling from 5 to 50+ units

Choose software that grows with you. Starting at 5 units, you need the basics; at 50, you need robust reporting, vendor management, and possibly multi-owner support. Platforms that scale without a switch—adding units and features as you grow—save time and avoid data migration pain.

Brokurz for small portfolios

Brokurz supports portfolios from a few units to hundreds. You get properties, leases, rent tracking, work orders, owner statements—without enterprise complexity. Many brokerages with small rental portfolios use Brokurz for sales and property management. Explore Brokurz or contact us to see it in action.

FAQ: Property Management for Small Portfolios

What is the best property management software for 5–50 units?

Platforms that handle leases, rent, work orders, and owner statements—without enterprise pricing. Brokurz scales from small to large.

How much does property management software cost for small portfolios?

Costs vary by platform. Dedicated PM tools for smaller portfolios often cost less than enterprise platforms. Contact vendors for pricing that fits your portfolio size.

Can I start with 5 units and scale?

Yes. Brokurz supports small portfolios and scales as you add units—no platform switch required.