Yardi pricing depends on which platform tier you need (Breeze, Breeze Premier, or Voyager), how many units you manage, what property types are in your portfolio, and which add-on modules you select. Breeze publishes transparent per-unit pricing on its website. Voyager does not: it uses custom enterprise pricing that varies based on portfolio size, module configuration, and implementation scope. This guide covers what each tier actually costs, what drives the price differences, and how to calculate your total cost of ownership before signing a contract.
We work with operators across all three tiers through our Yardi consulting practice, so the pricing context here comes from real implementation experience, not from Yardi's marketing materials or secondhand review sites.
Yardi Breeze Pricing
Breeze is Yardi's entry-level platform for small-to-mid operators. Pricing is per unit, per month, with monthly minimums by property type:
| Property Type | Per Unit / Month | Monthly Minimum |
|---|---|---|
| Residential | $1.00 | $100 |
| Commercial | $2.00 | $200 |
Breeze includes property accounting, vacancy and prospect tracking, online applications and payments, maintenance request management, vendor and owner payments, and live chat support. Implementation and training are included at no additional cost.
For a 200-unit residential portfolio, Breeze costs $200/month. That is competitive with any platform in the market at this tier, and the free implementation removes the upfront cost barrier that other platforms charge.
Yardi Breeze Premier Pricing
Breeze Premier adds capabilities that growing operators need: customizable financial statements, corporate accounting, CRM, job cost tracking, invoice approval workflows, advanced GL controls, and menu-level security. The per-unit pricing is higher:
| Property Type | Per Unit / Month | Monthly Minimum |
|---|---|---|
| Residential | $2.00 | $400 |
| Residential (12-month bundle) | $1.00 | $400 |
| Commercial | Custom | Custom |
| Affordable Housing | $3.00 | $400 |
| Associations / HOA | $1.00 | $400 |
| Self-Storage | Custom | Custom |
| Manufactured Housing | Custom | Custom |
The 12-month bundle for residential effectively halves the per-unit cost to $1/unit by bundling screening and insurance services. Premier also includes 16 hours of dedicated account manager time, which provides more hands-on support than Breeze's chat-only model.
Common Breeze Premier add-ons
Several features require additional subscriptions beyond the base Premier pricing:
- RentCafe property websites and online leasing
- RentCafe Chat IQ (AI-powered chatbot)
- Investment Manager module
- Utility billing and utility invoice processing
- CHECKscan and PayScan full-service processing
- Resident screening ($18 per screen, plus $9 for premium criminal checks in select states)
- Corporate websites and state-based lease document packages
Like standard Breeze, Premier includes free implementation and training.
Yardi Voyager Pricing
Voyager is Yardi's enterprise platform, and pricing is not publicly listed. Every Voyager contract is custom-negotiated based on portfolio size, module selection, customization requirements, and integration scope.
Based on what we see across our client engagements and publicly reported data points:
- Reported starting points begin around $1,200/month for smaller configurations
- Annual costs for mid-market operators (500–2,000 units) typically range from $30,000 to $75,000
- Large institutional operators (5,000+ units with multiple modules) can exceed $150,000 annually
- Professional services from Yardi are billed at approximately $150/hour
The cost drivers in a Voyager contract are predictable: unit count determines the base, modules determine the multiplier, and customization determines the ceiling. Operators who need Voyager's full capabilities (multi-entity GL consolidation, custom reporting via YSR/SSRS/Power BI, AP automation, investment management) are paying for depth that Breeze cannot provide.
The Breeze-to-Voyager cost jump
Moving from Breeze Premier to Voyager is the biggest pricing inflection point in the Yardi ecosystem. A 500-unit operator might pay $500–$1,000/month on Breeze Premier versus $2,000–$5,000+/month on Voyager, not counting implementation costs. The jump is justified when your portfolio requires multi-entity financial consolidation, enterprise reporting, or custom development that Breeze cannot support. If you are unsure whether Voyager is the right move, working with an independent Yardi consultant to evaluate the decision before committing can save significant money.
Yardi Elevate Add-On Modules
Elevate is Yardi's asset management and intelligence suite, sold as add-on modules to Voyager. Each module is priced separately through custom quotes. The Elevate suite includes:
- Construction Manager and Facility Manager for capital project tracking
- Forecast Manager and Forecast IQ for budgeting and variance analysis
- Asset IQ for portfolio benchmarking and performance analytics
- Revenue IQ for pricing optimization (note: currently facing antitrust scrutiny alongside similar tools from RealPage)
- Senior IQ for senior living operational metrics
- Floorplan Manager for unit configuration and renovation tracking
Elevate modules are typically adopted by institutional operators and REITs that need analytics beyond Voyager's core financial reporting. Each module adds to the annual subscription cost, so operators should prioritize the modules that address their specific operational gaps rather than adopting the full suite.
Transaction Fees
Beyond subscription pricing, Yardi charges transaction-level fees for certain payment and processing services:
| Transaction Type | Cost |
|---|---|
| ACH rent payments (resident) | $0 (eliminated January 2024) |
| Credit/debit card payments | Service fee (passed to resident by default) |
| Bill Pay Express (BPX) | $0.40 per transaction |
| Bill Pay (ACH/check writing) | $1.00 per transaction |
| CHECKscan Mobile | $0.50 per transaction |
| Chargebacks | $25 per occurrence |
| SMS overage (Premier) | $0.04 per text over 500/month |
The zero ACH fee is worth emphasizing. Before January 2024, Yardi charged per-ACH-transaction fees like most competitors. Eliminating that cost removed a line item that was costing high-volume operators thousands of dollars monthly. For a 1,000-unit portfolio with 90% online payment adoption, zero ACH fees can save $20,000–$30,000 annually compared to platforms that still charge $2–$3 per electronic payment.
Implementation Costs
Breeze and Breeze Premier: "Free" implementation
Yardi includes implementation and training at no additional charge for Breeze and Breeze Premier. This is a genuine competitive advantage on paper: most platforms in this tier charge onboarding fees ranging from $500 to $5,000. But "free" deserves scrutiny.
Yardi's included implementation covers the basics: account setup, data import, and initial training. What it does not provide is a dedicated project manager who understands your business, a team that configures the system around how your operation actually works, or advisory guidance on industry best practices versus when your situation warrants a different approach. The included implementation is built to get you live on the platform. A consultant-led implementation is built to get you live on a platform configured to run your business well.
There is a reason implementation consulting is our most utilized service. Operators who invest in a consultant-led implementation get a single point of contact throughout the process, dedicated project management, a team of specialists across accounting, operations, and reporting, and a configuration designed around their workflows rather than Yardi's defaults. That investment pays for itself when it prevents the months of rework that follow a generic setup.
Voyager
Voyager implementation is a separate cost that varies widely based on scope. The factors that drive implementation pricing:
- Portfolio size and number of legal entities
- Data migration scope: how much historical data needs to transfer, how clean the source data is, and how many source systems are involved
- Module count: each additional module adds configuration, testing, and training time
- Custom reporting requirements: building custom YSR or SSRS reports is billable work
- Integration development: connecting Voyager to third-party systems via API or ETL
- Training depth: leasing staff, maintenance coordinators, site managers, and accounting teams all need distinct training tracks
Typical ranges we see in practice: a straightforward implementation for a 500-unit single-entity portfolio runs $25,000–$50,000 including consulting, data migration, and training. Complex implementations with multiple entities, extensive historical data, custom reports, and integrations can exceed $100,000. Timelines range from 3 to 12 months.
Why consultant-led implementations cost less in the long run
Yardi is a significant investment at any tier. Nothing balloons the total cost faster than a slow or struggling implementation. Stalled migrations, misconfigured chart of accounts, undertrained staff, and rework cycles are where budgets go to die. The operators who spend the least on implementation over the full lifecycle are almost always the ones who invested in experienced consulting from the start.
In hindsight, I would have preferred BCS to run the entire implementation project. — Stephanie Eskew, Controller, Carolina Holdings
Carolina Holdings started their Voyager Commercial implementation with a different consulting group before bringing in BC Solutions to take over the project. The difference was the depth of project management, the commercial real estate expertise our team brought to configuration decisions, and the responsiveness when issues arose.
Reducing implementation costs
Three things consistently reduce Voyager implementation costs based on our experience across dozens of projects:
- Clean your data before migration. Dirty source data (duplicate vendors, inconsistent COA coding, unreconciled balances) is the single biggest reason implementations stall and consulting hours balloon.
- Prioritize modules for Phase 1. Implement core accounting and property management first, then add modules like construction management or investment manager in Phase 2. Trying to go live with every module simultaneously increases risk and cost.
- Use a phased approach over big-bang. Phased implementations have longer total timelines but lower risk and more predictable costs than attempting to switch everything at once.
How Yardi Pricing Compares
| Platform | Pricing Model | Starting Cost | Best For |
|---|---|---|---|
| Yardi Breeze | Per unit ($1–$3) | $100/mo | Small operators, all property types |
| Yardi Voyager | Custom enterprise | ~$1,200/mo | 500+ units, complex operations |
| Buildium | Flat tiers | $62/mo | Residential under 500 units |
| AppFolio | Per unit ($1.40–$5) | $280/mo | Residential 50–5,000 units |
| Rent Manager | Per unit ($1–$2.50) | $80/mo | Mixed portfolios, mid-market |
| Entrata | Custom / per unit | ~$500/mo | Multifamily 500+ units |
| RealPage | Custom enterprise | Custom | Large multifamily operators |
| MRI Software | Custom enterprise | ~$55/mo | Commercial, institutional |
At the entry level, Yardi Breeze is price-competitive with every platform in the market. Buildium's flat-tier model ($62–$400/month regardless of unit count) is cheaper for large portfolios, but the feature depth is significantly shallower, particularly for commercial properties and reporting. See our Yardi vs Buildium comparison for a detailed breakdown.
At the enterprise level, Voyager competes with RealPage, MRI Software, and Entrata. These platforms all use custom pricing, so direct cost comparisons require quotes from each vendor. The differentiation at this tier is less about per-unit cost and more about which platform's capabilities match your operational requirements.
Total Cost of Ownership Framework
Software subscription pricing is only one component of what Yardi will actually cost your organization. A complete total cost of ownership calculation includes:
- Annual software subscription (base platform + modules)
- Implementation and onboarding (one-time, but often amortized over 3 years)
- Data migration costs (proportional to data volume and source system complexity)
- Training costs (initial and ongoing for staff turnover)
- Add-on module subscriptions (RentCafe, CommercialCafe, utility billing, etc.)
- Transaction fees (Bill Pay, CHECKscan, screening)
- Custom development (reports, integrations, workflow automation)
- Ongoing support tier (standard vs. premium support levels)
- Internal staff time for system administration
For Breeze operators, TCO is straightforward: subscription plus transaction fees, with implementation included. For Voyager operators, implementation and custom development costs can easily equal the first year of software licensing. Budget accordingly, and consider engaging Breeze consulting support or a Voyager implementation partner to reduce the risk of scope creep and timeline overruns.
Choosing the Right Tier
The tier decision comes down to three factors: portfolio complexity, reporting requirements, and growth trajectory. For a full breakdown of decision triggers, the Breeze Premier middle tier, and migration realities, see our Breeze vs Voyager comparison guide.
Start with Breeze if:
- You manage under 300 residential or 100 commercial units
- Standard financial reports meet your investor and ownership requirements
- You do not need multi-entity GL consolidation
- You want to be live within weeks, not months
Move to Breeze Premier if:
- You need customizable financial statements or job cost tracking
- Your portfolio includes affordable housing, self-storage, or manufactured housing
- You need CRM capabilities and invoice approval workflows
- You want dedicated account manager support
Invest in Voyager if:
- Your portfolio exceeds 500 units or spans multiple legal entities
- You need custom reporting through YSR, SSRS, or Power BI
- You require AP automation, investment management, or construction management modules
- Your investors or lenders require financial packages that predefined reports cannot produce
If you are on the boundary between Breeze Premier and Voyager, the right path is to evaluate whether the reporting and accounting capabilities you need can be achieved within Premier's constraints. If they can, Premier's lower cost and faster implementation make it the better starting point. You can always upgrade to Voyager later, and starting on Premier gives your team time to learn Yardi's ecosystem before taking on enterprise complexity.
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