How we make this list: we compare pricing pages, product documentation and public user reviews. Rankite is independent; if a vendor ever pays for a featured spot, that listing is clearly labeled Partner.
Key takeaways
- Stessa, Baselane, REI Hub, Landlord Studio and Innago all offer genuinely free tiers, so self-managing landlords can keep books without a subscription.
- For bookkeeping software for rental properties, REI Hub is the most tax-focused with automatic Schedule E reports and depreciation tracking.
- TenantCloud ($15/month billed annually) is the cheapest paid plan that bundles rent collection, screening and accounting.
- Property managers handling other people's money need Buildium ($62/month) or Rentec PM, which add trust accounting and owner reporting.
- QuickBooks Online ($38/month) remains the most accountant-friendly general ledger when your CPA does the taxes.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 Stessa | Self-managing landlords who want free portfolio tracking | Free | Yes |
 Baselane | Landlords who want banking and bookkeeping in one system | Free | Yes |
 REI Hub | Investors who want the most tax-focused bookkeeping | Free | Yes |
 Landlord Studio | DIY landlords who manage from their phone | Free | Yes |
 Innago | Small landlords who want free management plus accounting basics | Free | Yes |
 TenantCloud | Small landlords wanting the cheapest paid all-in-one | $15/month | Free trial |
 Rentec Direct | Ledger-first accounting for landlords and small managers | $50/month | Free trial |
 DoorLoop | Growing portfolios that want a modern all-in-one | $69/month | Free trial |
 Buildium | Established portfolios and professional property managers | $62/month | Free trial (14 days) |
Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
The best accounting software for rental property
Rental property accounting has one requirement general accounting software cannot meet: every dollar has to be tied to a property. Rent, repairs, insurance, depreciation and mortgage splits all live at the unit level, and your Schedule E needs them that way at tax time. The tools below are built for exactly that, from free bookkeeping software for rental properties to full property management accounting software that also collects rent, screens tenants and pays owners.
Free first: books that cost nothing
#1
Stessa
Best for: Self-managing landlords who want free portfolio tracking
Visit stessa.com
Starting priceFree
Free planYes
Stessa started as the free bookkeeping app for landlords and still leads there: connect your bank accounts, categorize transactions by property, track income and expenses, collect rent, and keep documents in one dashboard. Essentials is free with unlimited properties; Manage at $12 a month billed annually and Pro at $28 add advanced reporting, e-signatures and maintenance tracking.
The limitation to know is the tier split: the genuinely free plan covers tracking well, but Schedule E output and advanced tools sit behind paid plans. For an investor with one to five units who self-manages and wants clean books from day one, Stessa remains the easiest free start.
What we like- Free Essentials plan with unlimited properties
- Automatic bank feeds and property-level reporting
- Owned by Roofstock with accountant tax packages
Watch out for- Schedule E reporting needs a paid plan
- Rent collection and screening are basic
- Support is limited on the free tier
#2
Baselane
Best for: Landlords who want banking and bookkeeping in one system
Visit baselane.com
Starting priceFree
Free planYes
Baselane takes a different approach from every other tool here: it is a landlord bank account with bookkeeping built in. Open property-specific accounts so each entity's money stays separate, collect rent online, pay vendors, and get Schedule E-ready bookkeeping from the same system. Core is free with no monthly fees or minimums; Smart at $20 a month adds automation rules, custom categories and balance sheets.
The appeal is coherence: no more spreadsheet reconciling what your bank shows against what your books say. The trade-off is lock-in to Baselane's banking, and the lack of leasing and maintenance tools means it is bookkeeping plus rent collection, not full property management.
What we like- Free Core plan with integrated landlord banking
- Bookkeeping auto-tags by property and entity
- Syncs with QuickBooks and Xero
Watch out for- Advanced automation needs the $20 Smart plan
- Banking-led model does not suit everyone
- No leasing or maintenance depth
#3
REI Hub
Best for: Investors who want the most tax-focused bookkeeping
Visit reihub.net
Starting priceFree
Free planYes
REI Hub is the specialist's pick: accounting software for rental property investors with no property management features at all. Every transaction lands in rental-specific categories, mortgages split automatically into principal, interest and escrow, fixed assets track depreciation, and Schedule E reports generate per property with one click. It even imports Airbnb and VRBO payout statements for short-term rental owners.
The free tier covers manual bookkeeping for any portfolio size; paid plans start at $15 a month for up to 3 units and scale to $80 for unlimited. Because there is no rent collection or tenant portal, REI Hub pairs well with a free manager like Innago or a collection tool, giving you best-in-class books and free operations.
What we like- Property-based accounting built around Schedule E categories
- Automatic mortgage splits and depreciation tracking
- Supports short-term and mixed portfolios
Watch out for- No rent collection, screening or tenant tools
- Automated imports need a paid plan
- Built for investors, not property managers
Starting priceFree
Free planYes
Landlord Studio positions itself as the accounting-first alternative to Stessa: serious double-entry books with bank feeds, 15-plus landlord-specific reports, mileage tracking and one-click Schedule E, all in a mobile app built for landlords who do their own admin. GO is free for up to three units; PRO at $12 a month billed annually includes full accounting.
Two-way Xero sync on paid plans is a genuine differentiator for landlords whose accountant lives in Xero. The free tier's three-unit cap means most investors outgrow it quickly, but at $12 a month the paid plan undercuts nearly everything else with this much reporting depth.
What we like- Free GO plan for up to 3 units
- AI receipt scanning and automated bank feeds
- One-click Schedule E reports on paid plans
Watch out for- Free plan limited to three units
- No native payroll anywhere
- Newer brand with a smaller accountant network
#5
Innago
Best for: Small landlords who want free management plus accounting basics
Visit innago.com
Starting priceFree
Free planYes
Innago is free property management software: rent collection, online applications, lease signing, maintenance tracking and basic financial reporting, with no unit limits on the core product. It monetizes through optional usage-based fees charged to tenants (late fees, screening fees), which keeps the landlord side free.
For accounting, Innago covers rent rolls, expense tracking and income statements well enough for a small portfolio, but it is not a bookkeeping specialist: no bank-feed automation like Baselane, no depreciation schedules like REI Hub. The smart play is Innago for operations paired with REI Hub's free tier for books, a fully free stack that covers almost everything a self-managing landlord needs.
What we like- Free core product with unlimited units
- Rent collection, applications and leases included
- Owned by an active landlord community ecosystem
Watch out for- Revenue comes from optional tenant fees
- Accounting depth trails dedicated bookkeeping tools
- Advanced features gated to paid tiers
Starting price$15/month
Free planFree trial
TenantCloud offers listings, online rent collection, screening, maintenance, accounting and an owner portal in one platform, priced by lease count rather than unit: Starter $15 a month billed annually (10 leases), Growth about $29 (30 leases), Pro $50 (60 leases) and Business from $100. Plans are not per-unit, so a landlord with many units per lease gets excellent value.
The tier structure has real cliffs: bank reconciliation, tax reports and the owner portal start at Pro, so a landlord buying for accounting depth pays $50, not $15. And each legal entity needs its own subscription, which multiplies cost for investors with multiple LLCs. Still, as an affordable all-in-one for under 60 leases, nothing beats Starter's price.
What we like- Starter at $15 a month billed annually is the cheapest paid plan in the category
- Unlimited properties and listings on every tier
- QuickBooks sync
Watch out for- Free plan was removed, trials only
- Bank reconciliation and tax reports need the $50 Pro tier
- Each LLC needs a separate subscription
Starting price$50/month
Free planFree trial
Rentec Direct is the workhorse choice: three tiers, Starter at $25 a month for up to 10 properties, Pro and PM from $50 a month scaling about $1 per additional unit. Pro serves self-managing landlords; PM adds trust accounting, owner portals and ACH owner payments for managers handling other people's money. Support is unlimited, US-based, and included on every plan.
The accounting is genuinely complete: general ledger, bank reconciliation, owner statements, 1099 preparation, full reporting. The interface and integrations show the product's age, and managers needing modern automation will prefer DoorLoop. But for accounting depth per dollar with real human support, Rentec Direct has been the quiet value pick for over a decade.
What we like- Strong double-entry accounting at a flat per-unit price
- Free onboarding and US-based support
- No setup fees or long contracts
Watch out for- Interface looks dated next to DoorLoop and Buildium
- Limited integrations
- Trust accounting only on the PM tier
Starting price$69/month
Free planFree trial
DoorLoop is the modern challenger to Buildium: a full property management platform with accounting, bank sync, automated rent collection, maintenance tracking, tenant portals and owner reporting in a clean interface. Starter at $69 a month billed annually covers up to 10 units; Pro at $149 and Premium at $209 scale with units and add automation, free incoming ACH and an open API.
Watch the real cost: Starter charges tenants $2.49 per ACH payment, eSignatures cost $3 per document on Starter, and cancellation is manual rather than self-serve. For a growing manager who values a modern UX and strong onboarding, DoorLoop is the leading Buildium alternative; budget 20 to 30 percent above the plan price for transaction fees and add-ons.
What we like- Modern interface with consistently strong ease-of-use reviews
- Every plan includes accounting, rent collection, screening and maintenance
- AI assistant on higher tiers
Watch out for- Pricing scales with unit count
- Add-ons pile up (eSignatures, ACH fees) on lower tiers
- Cancellation requires contacting a rep
#9
Buildium
Best for: Established portfolios and professional property managers
Visit buildium.com
Starting price$62/month
Free planFree trial (14 days)
Buildium is the category leader for a reason: full accounting with trust accounting, maintenance, leasing, tenant and owner portals, reporting automation and an AI assistant, in plans that start at $62 a month (Essential), $192 (Growth) and $400 (Premium), all scaling with unit count. No unit minimums make it accessible to small managers; no per-seat pricing keeps team costs predictable.
The fee schedule is the hidden variable: Essential pays the highest per-transaction rates for e-payments and screening, so busy portfolios can save more by upgrading to Growth than the price difference suggests. Buildium suits managers with 20 to 500 units who need professional owner reporting and are willing to pay for the depth. Smaller DIY landlords should stick with the free tools above.
What we like- The deepest property management accounting software for mid-sized portfolios
- No unit minimums
- Strong marketplace and (on Premium) open API
Watch out for- Starting prices rise with unit count
- Transaction fees are highest on the Essential plan
- Advanced automation gated to $400 Premium
Paid tiers: when free stops being enough
#1
Stessa
Best for: Self-managing landlords who want free portfolio tracking
Visit stessa.com
Starting priceFree
Free planYes
Stessa started as the free bookkeeping app for landlords and still leads there: connect your bank accounts, categorize transactions by property, track income and expenses, collect rent, and keep documents in one dashboard. Essentials is free with unlimited properties; Manage at $12 a month billed annually and Pro at $28 add advanced reporting, e-signatures and maintenance tracking.
The limitation to know is the tier split: the genuinely free plan covers tracking well, but Schedule E output and advanced tools sit behind paid plans. For an investor with one to five units who self-manages and wants clean books from day one, Stessa remains the easiest free start.
What we like- Free Essentials plan with unlimited properties
- Automatic bank feeds and property-level reporting
- Owned by Roofstock with accountant tax packages
Watch out for- Schedule E reporting needs a paid plan
- Rent collection and screening are basic
- Support is limited on the free tier
#2
Baselane
Best for: Landlords who want banking and bookkeeping in one system
Visit baselane.com
Starting priceFree
Free planYes
Baselane takes a different approach from every other tool here: it is a landlord bank account with bookkeeping built in. Open property-specific accounts so each entity's money stays separate, collect rent online, pay vendors, and get Schedule E-ready bookkeeping from the same system. Core is free with no monthly fees or minimums; Smart at $20 a month adds automation rules, custom categories and balance sheets.
The appeal is coherence: no more spreadsheet reconciling what your bank shows against what your books say. The trade-off is lock-in to Baselane's banking, and the lack of leasing and maintenance tools means it is bookkeeping plus rent collection, not full property management.
What we like- Free Core plan with integrated landlord banking
- Bookkeeping auto-tags by property and entity
- Syncs with QuickBooks and Xero
Watch out for- Advanced automation needs the $20 Smart plan
- Banking-led model does not suit everyone
- No leasing or maintenance depth
#3
REI Hub
Best for: Investors who want the most tax-focused bookkeeping
Visit reihub.net
Starting priceFree
Free planYes
REI Hub is the specialist's pick: accounting software for rental property investors with no property management features at all. Every transaction lands in rental-specific categories, mortgages split automatically into principal, interest and escrow, fixed assets track depreciation, and Schedule E reports generate per property with one click. It even imports Airbnb and VRBO payout statements for short-term rental owners.
The free tier covers manual bookkeeping for any portfolio size; paid plans start at $15 a month for up to 3 units and scale to $80 for unlimited. Because there is no rent collection or tenant portal, REI Hub pairs well with a free manager like Innago or a collection tool, giving you best-in-class books and free operations.
What we like- Property-based accounting built around Schedule E categories
- Automatic mortgage splits and depreciation tracking
- Supports short-term and mixed portfolios
Watch out for- No rent collection, screening or tenant tools
- Automated imports need a paid plan
- Built for investors, not property managers
Starting priceFree
Free planYes
Landlord Studio positions itself as the accounting-first alternative to Stessa: serious double-entry books with bank feeds, 15-plus landlord-specific reports, mileage tracking and one-click Schedule E, all in a mobile app built for landlords who do their own admin. GO is free for up to three units; PRO at $12 a month billed annually includes full accounting.
Two-way Xero sync on paid plans is a genuine differentiator for landlords whose accountant lives in Xero. The free tier's three-unit cap means most investors outgrow it quickly, but at $12 a month the paid plan undercuts nearly everything else with this much reporting depth.
What we like- Free GO plan for up to 3 units
- AI receipt scanning and automated bank feeds
- One-click Schedule E reports on paid plans
Watch out for- Free plan limited to three units
- No native payroll anywhere
- Newer brand with a smaller accountant network
#5
Innago
Best for: Small landlords who want free management plus accounting basics
Visit innago.com
Starting priceFree
Free planYes
Innago is free property management software: rent collection, online applications, lease signing, maintenance tracking and basic financial reporting, with no unit limits on the core product. It monetizes through optional usage-based fees charged to tenants (late fees, screening fees), which keeps the landlord side free.
For accounting, Innago covers rent rolls, expense tracking and income statements well enough for a small portfolio, but it is not a bookkeeping specialist: no bank-feed automation like Baselane, no depreciation schedules like REI Hub. The smart play is Innago for operations paired with REI Hub's free tier for books, a fully free stack that covers almost everything a self-managing landlord needs.
What we like- Free core product with unlimited units
- Rent collection, applications and leases included
- Owned by an active landlord community ecosystem
Watch out for- Revenue comes from optional tenant fees
- Accounting depth trails dedicated bookkeeping tools
- Advanced features gated to paid tiers
Starting price$15/month
Free planFree trial
TenantCloud offers listings, online rent collection, screening, maintenance, accounting and an owner portal in one platform, priced by lease count rather than unit: Starter $15 a month billed annually (10 leases), Growth about $29 (30 leases), Pro $50 (60 leases) and Business from $100. Plans are not per-unit, so a landlord with many units per lease gets excellent value.
The tier structure has real cliffs: bank reconciliation, tax reports and the owner portal start at Pro, so a landlord buying for accounting depth pays $50, not $15. And each legal entity needs its own subscription, which multiplies cost for investors with multiple LLCs. Still, as an affordable all-in-one for under 60 leases, nothing beats Starter's price.
What we like- Starter at $15 a month billed annually is the cheapest paid plan in the category
- Unlimited properties and listings on every tier
- QuickBooks sync
Watch out for- Free plan was removed, trials only
- Bank reconciliation and tax reports need the $50 Pro tier
- Each LLC needs a separate subscription
Starting price$50/month
Free planFree trial
Rentec Direct is the workhorse choice: three tiers, Starter at $25 a month for up to 10 properties, Pro and PM from $50 a month scaling about $1 per additional unit. Pro serves self-managing landlords; PM adds trust accounting, owner portals and ACH owner payments for managers handling other people's money. Support is unlimited, US-based, and included on every plan.
The accounting is genuinely complete: general ledger, bank reconciliation, owner statements, 1099 preparation, full reporting. The interface and integrations show the product's age, and managers needing modern automation will prefer DoorLoop. But for accounting depth per dollar with real human support, Rentec Direct has been the quiet value pick for over a decade.
What we like- Strong double-entry accounting at a flat per-unit price
- Free onboarding and US-based support
- No setup fees or long contracts
Watch out for- Interface looks dated next to DoorLoop and Buildium
- Limited integrations
- Trust accounting only on the PM tier
Starting price$69/month
Free planFree trial
DoorLoop is the modern challenger to Buildium: a full property management platform with accounting, bank sync, automated rent collection, maintenance tracking, tenant portals and owner reporting in a clean interface. Starter at $69 a month billed annually covers up to 10 units; Pro at $149 and Premium at $209 scale with units and add automation, free incoming ACH and an open API.
Watch the real cost: Starter charges tenants $2.49 per ACH payment, eSignatures cost $3 per document on Starter, and cancellation is manual rather than self-serve. For a growing manager who values a modern UX and strong onboarding, DoorLoop is the leading Buildium alternative; budget 20 to 30 percent above the plan price for transaction fees and add-ons.
What we like- Modern interface with consistently strong ease-of-use reviews
- Every plan includes accounting, rent collection, screening and maintenance
- AI assistant on higher tiers
Watch out for- Pricing scales with unit count
- Add-ons pile up (eSignatures, ACH fees) on lower tiers
- Cancellation requires contacting a rep
#9
Buildium
Best for: Established portfolios and professional property managers
Visit buildium.com
Starting price$62/month
Free planFree trial (14 days)
Buildium is the category leader for a reason: full accounting with trust accounting, maintenance, leasing, tenant and owner portals, reporting automation and an AI assistant, in plans that start at $62 a month (Essential), $192 (Growth) and $400 (Premium), all scaling with unit count. No unit minimums make it accessible to small managers; no per-seat pricing keeps team costs predictable.
The fee schedule is the hidden variable: Essential pays the highest per-transaction rates for e-payments and screening, so busy portfolios can save more by upgrading to Growth than the price difference suggests. Buildium suits managers with 20 to 500 units who need professional owner reporting and are willing to pay for the depth. Smaller DIY landlords should stick with the free tools above.
What we like- The deepest property management accounting software for mid-sized portfolios
- No unit minimums
- Strong marketplace and (on Premium) open API
Watch out for- Starting prices rise with unit count
- Transaction fees are highest on the Essential plan
- Advanced automation gated to $400 Premium
How we chose
We compared tools built specifically for rental property accounting: bookkeeping-first tools (Stessa, Baselane, REI Hub, Landlord Studio) and management platforms with accounting (Innago, TenantCloud, Rentec Direct, DoorLoop, Buildium). We verified pricing from vendor pricing pages and 2026 pricing analyses, noting where free plans were removed and where transaction fees change the real cost. We weighed public reviews on G2, Capterra and landlord publications for accounting depth, ease of use and support, checked Schedule E and 1099 capabilities, and matched each tool to portfolio size and whether the user self-manages or manages for others. No vendor paid for placement.
The trust accounting line
The single most important decision in this category is whether you manage other people's money. If you collect rent and pay owners for clients, you need trust accounting: segregated client funds, owner statements and compliant disbursement. Buildium, Rentec PM, DoorLoop and TenantCloud Pro provide it; none of the free bookkeeping tools do, because they are built for owners managing their own properties.
Using a bookkeeping tool for third-party management is not a shortcut; it is a compliance risk in most states. If you self-manage, the free stack (Innago plus REI Hub, or Stessa alone) is genuinely complete. If you manage for others, budget from $50 a month (Rentec PM) to $62 (Buildium) as the real entry point, and verify the trust accounting features before you sign.
Budgeting the real cost
Published prices in this category are starting prices, not totals. DoorLoop's $69 becomes more once tenant ACH fees, eSignature charges and unit growth are counted. Buildium's $62 rises with units and carries per-transaction fees. TenantCloud's $50 Pro tier charges 3.5% plus 30 cents on card payments. Rentec Direct's flat pricing is the most predictable, but screening reports cost extra.
The free tools are the exception: Stessa Essentials, Baselane Core, REI Hub's free tier and Innago are genuinely free with no subscription, monetizing through optional paid tiers and tenant fees. For a self-managing landlord with under 10 units, the annual software cost can legitimately be zero. The moment you hire a manager or scale past 20 units, expect $50 to $200 a month as the real floor.
Frequently asked questions
What is the best free accounting software for rental property?
Stessa's free Essentials plan leads for portfolio tracking with unlimited properties and bank feeds. Baselane's free Core plan adds integrated banking and bookkeeping. REI Hub's free tier is the most tax-focused. Innago is free management with basic accounting. Many landlords combine Innago for operations with REI Hub for books.
Which accounting software is best for Schedule E?
REI Hub generates Schedule E reports per property automatically and tracks depreciation, making it the most purpose-built. Stessa offers Schedule E reporting on paid plans, and Landlord Studio has one-click Schedule E. For anything complex, export to your CPA; QuickBooks Online is what most accountants prefer to receive.
Is Stessa still free?
Yes. Stessa's Essentials plan remains free with unlimited properties, bank feeds and basic reporting. Paid plans Manage ($12/month billed annually) and Pro ($28/month billed annually) add Schedule E reporting, advanced analytics and e-signatures. Stessa is owned by Roofstock.
Do I need property management software or accounting software?
If you self-manage a few units, accounting software (Stessa, REI Hub, Baselane) is enough. If you collect rent, handle maintenance requests and manage leases, a management platform (Innago, TenantCloud, DoorLoop) saves more time. Professional managers handling other owners' money need trust accounting, which only the paid management platforms provide.
What does property management software cost?
Free tiers exist at Stessa, Baselane, REI Hub, Landlord Studio (up to 3 units) and Innago. Paid entry runs $12 to $25 a month (Landlord Studio PRO $12, REI Hub $15, TenantCloud $15 billed annually, Rentec Starter $25). Mid-tier runs $45 to $69; professional platforms run $62 to $400 a month and scale with units. Add transaction and screening fees on top.
Can I use QuickBooks for rental properties?
Yes, and many accountants recommend it: QuickBooks Online ($38/month) handles rental accounting through classes or locations per property, and your CPA almost certainly knows it. It lacks rental-specific features (lease tracking, rent collection, Schedule E categories), so it pairs best with a management platform or requires more manual setup than the tools built for landlords.
Sources we checked (13)
- https://lula.life/articles/best-property-management-software
- https://www.landlordstudio.com/blog/best-accounting-software-for-property-management
- https://ramp.com/blog/accounting-software-for-real-estate
- https://www.tenantcloud.com/review/tenantcloud-vs-doorloop
- https://www.tenantcloud.com/review/avail-vs-tenantcloud
- https://theclose.com/best-accounting-software-for-landlords/
- https://www.usecarly.com/blog/buildium-pricing/
- https://medium.com/@linkhustle7/doorloop-pricing-2026-plans-fees-and-the-real-cost-of-property-management-software-56c5f8c67948
- https://www.spotsaas.com/blog/doorloop-pricing-features-alternatives
- https://www.stessa.com/blog/rei-hub-vs-stessa/
- https://costbench.com/software/property-management/tenantcloud/
- https://rentredi.com/blog/rentredi-vs-rentec-direct/
- https://rentalrealestate.com/tools/rentec-direct/
Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
Shihab Mia · Founder, Rankite
Shihab has spent more than a decade helping SaaS and e-commerce brands grow through search. He writes Rankite's software buying guides from pricing pages, documentation and public user reviews. More about Shihab.