ValleyUnit vs Buildium
One is property management software. The other is landlord software.
Buildium is built for 20-5,000 units. You have 10.
Buildium is professional property management software with trust accounting, owner statements, PM websites, and API integrations. It's designed for people who manage properties as a business. If you self-manage a handful of rentals on the side, you're paying for complexity you'll never use.
Feature Comparison
An honest look at what each platform does and doesn't do
| Feature | ValleyUnit | Buildium |
|---|---|---|
| Online rent collection (ACH) | Yes | Yes |
| Credit/debit card payments | Yes | Yes |
| Automatic late fees | Yes (flat or %) | Yes |
| Tenant portal | Yes | Yes |
| Maintenance requests | Yes (with photos) | Yes |
| Tenant screening | No | Yes |
| Listing syndication | No | Yes |
| Trust accounting | No | Yes |
| Owner statements | No | Yes |
| 1099 e-filing | No | Yes (built-in filing) |
| Built-in accounting | Yes (lease-level ledgers) | Yes (full GL) |
| P&L report | Yes (Starter+) | Yes |
| Schedule E mapping | Yes (line-item level) | Partial |
| Form 4562 export | Yes (Pro) | No |
| 1099-NEC tracking | Yes (Pro) | Yes (e-filing included) |
| Depreciation tracking | Yes (Pro) | No |
| Security alerts (default) | Yes | No |
| Data export (CSV/JSON) | Yes (full history) | Yes |
| Free tier | Yes (1 unit) | No (14-day trial only) |
| Unlimited units | No (10 max) | Yes (tiered pricing) |
Pricing Comparison
Buildium
| Plan | Price | Units | Notes |
|---|---|---|---|
| Essential | $62/mo | Up to 20 | Core PM features |
| Growth | $192/mo | Up to 50 | Analytics, e-signatures |
| Premium | $400/mo | Up to 150 | Open API, dedicated manager |
ValleyUnit
| Plan | Price | Units |
|---|---|---|
| Free | $0/mo | 1 |
| Starter | $19/mo | 3 |
| Pro | $59/mo | 10 |
When to choose Buildium
- You manage 20+ units
- You manage properties for other owners
- You need 1099 e-filing
- You need e-signatures
- You need trust accounting
- You want a property management website
- You need an integration ecosystem
- You're growing toward a PM business
When to choose ValleyUnit
- You have 1-10 units and self-manage
- You want to start free (no 14-day trial)
- You want depreciation tracking and Form 4562
- You want transparent, predictable pricing
- You want simplicity over features
- Security alerts matter
- You want Schedule E mapped automatically
The real difference
This isn't really a close competition -- they're built for different people.
Buildium is property management software. It's designed for people whose job is managing rental properties, often for multiple owners, across dozens or hundreds of units. Trust accounting, owner statements, PM websites, API integrations -- these are tools for running a property management business.
ValleyUnit is landlord software. It's designed for people who own a few rentals and manage them on the side. They don't need trust accounting or owner portals. They need rent to show up in their bank account, late fees to calculate themselves, and their taxes to not be a nightmare.
If you have 5 units and you're choosing between Buildium and ValleyUnit, the question isn't which has more features. It's whether you need property management software at all, or if what you actually need is a rent collection and tax prep tool that doesn't try to be everything.
Frequently asked questions
Is Buildium overkill for small landlords?
Many reviewers and comparison sites say yes. Buildium is designed for portfolios of 20-5,000+ units. Features like trust accounting, owner statements, and PM websites are irrelevant for a self-managing landlord with a few rentals. You'd be paying for complexity you don't use.
Does Buildium have hidden fees?
Yes. Beyond the base subscription, Buildium charges additional fees for e-signatures, electronic fund transfers (EFT), and other services. Multiple reviewers flag this, and some report fee increases without clear communication.
Does ValleyUnit offer trust accounting?
No. Trust accounting is required when you manage other people's money (i.e., you're a property manager holding owner funds). If you're a self-managing landlord collecting rent on your own properties, you don't need trust accounting.
Can ValleyUnit replace Buildium?
Only if you have 10 or fewer units and self-manage. ValleyUnit does not support managing properties on behalf of other owners, does not offer trust accounting, and does not scale past 10 units.
Which has better accounting?
Buildium has more comprehensive general ledger accounting with a larger report library. ValleyUnit's accounting is narrower but more tax-focused -- Schedule E line-item mapping, Form 4562 depreciation export, and 1099-NEC threshold tracking are features Buildium doesn't offer.
What if I'm at 8 units and growing?
If you expect to cross 10 units within a year, Buildium is probably the safer long-term choice. ValleyUnit hard-caps at 10 by design. If you'll stay under 10, ValleyUnit gives you better tax tools at a lower price.
10 units or fewer? You don't need property management software.
You need rent collection that preps your taxes. Start free -- no credit card, no trial timer.
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