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
- Landlords with a handful of units should start free: Innago, TurboTenant and Hemlane Starter cost $0, and Baselane bundles free banking with bookkeeping.
- RentRedi ($29.95/month flat, unlimited units) and TenantCloud ($15/month billed annually) are the cheapest paid options for self-managing landlords who outgrow free tiers.
- Growing portfolios should compare Buildium ($62/month), DoorLoop ($2.50/unit/month, $199 minimum) and Yardi Breeze ($1/unit/month, $100 minimum) on per-unit math, not sticker price.
- AppFolio ($1.49/unit/month, 50-unit minimum) is the enterprise pick; everyone under 50 units should look elsewhere.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 AppFolio | Property managers with 50 or more units | $1.49/unit/month (Core, 50 units minimum) | No |
 Buildium | Growing residential portfolios that need structure | $62/month (Essential, starting at) | No |
 Yardi Breeze | Small portfolios that want the Yardi name without Yardi complexity | $1/unit/month ($100 minimum per month, annual agreement) | No |
 DoorLoop | Managers who want modern software with AI assistance | $2.50/unit/month (DoorLoop One, $199 minimum per month) | No |
 RentRedi | Self-managing landlords who want one flat price | $29.95/month (billed monthly; $12/month billed annually) | No |
 TenantCloud | DIY landlords who want accounting depth on a budget | $15/month (Starter, billed annually) | No |
 Innago | Landlords who want capable software for free | $0/month (free) | Yes |
 Baselane | Landlords who want banking and bookkeeping in one place | $0/month (Core); $20/month (Smart, billed annually) | Yes |
 TurboTenant | Independent landlords who want free core tools with paid upgrades | $0/month (Free); from $12.42/month (Essentials) | Yes |
 Hemlane | Remote landlords and out-of-state owners | $0/month (Starter); from $30/month (Basic) | Yes |
Is your product missing or out of date?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 cloud based property management software
Picture a landlord with twelve units across two cities. Rent arrives by check, Venmo and bank transfer. Maintenance requests come by text. The lease renewals live in a filing cabinet. Cloud-based property management software replaces that patchwork with one login: online rent collection, tenant screening, maintenance tracking, accounting and owner reporting, accessible from anywhere. Ten platforms cover the full range, from genuinely free tools to enterprise suites, with current vendor pricing below.
Starting price$1.49/unit/month (Core, 50 units minimum)
Free planNo
AppFolio is the premium pick for professional managers. The Core plan at $1.49 per unit per month covers the full operating stack with AI woven through leasing, maintenance coordination and accounting, and higher tiers ($3.20 Plus, $5.00 Max) add customization and revenue features. A separate $650-per-month investment management product serves operators with investor reporting needs.
The 50-unit minimum is the filter. Below that, AppFolio will not sell to you, which is honest positioning: the platform is priced and built for companies, not individual landlords. At 200 units, Core runs about $3,600 per year before add-ons, so run the per-unit math against Buildium and DoorLoop before committing. There is no free plan and no trial mentioned on the pricing page; demos are the entry point.
What we like- Purpose-built AI across leasing, maintenance and accounting
- Strong owner and resident portals
- Investment management tier for larger operators
Watch out for- 50-unit minimum locks out small landlords
- Per-unit pricing adds up fast at scale
#2
Buildium
Best for: Growing residential portfolios that need structure
Visit buildium.com
Starting price$62/month (Essential, starting at)
Free planNo
Buildium has been the mid-market default for years, and its current pricing is refreshingly transparent: Essential from $62 per month, Growth from $192 and Premium from $400, with the usual step-ups in reporting, eSignature allowances and AI features. The platform covers the full cycle from listing to lease to accounting, and its communication tools (bulk messaging, prospect pipeline, call hub) are stronger than most competitors at this price.
Watch the fee schedule. Tenant screening runs $17 to $35 per screening depending on who pays, eSignatures cost $5 per document on Essential, and EFT transactions carry per-transaction fees. None of this is unusual for the category, but the subscription is only part of the cost. Buildium fits managers who want predictable software pricing and are comfortable with usage-based add-ons.
What we like- Clear tiered pricing from $62/month
- Strong accounting, communication and eSignature tooling
- AI assistant included on higher tiers
Watch out for- Per-transaction fees (screening, eSignature, EFT) add up
- Most powerful features sit on the $192+ tiers
#3
Yardi Breeze
Best for: Small portfolios that want the Yardi name without Yardi complexity
Visit yardibreeze.com
Starting price$1/unit/month ($100 minimum per month, annual agreement)
Free planNo
Yardi Breeze is Yardi's answer for the smaller end of the market: $1 per unit per month on an annual agreement, $100 minimum per month, with no onboarding, training or support fees. Commercial portfolios run $2 per unit, and affordable housing portfolios have their own $3-per-unit Premier tier. The pricing page is admirably plain about all of this.
The $100 minimum is the real price for anyone under 100 units, so a 20-unit landlord pays $5 per unit effectively. That is still reasonable for Yardi-backed software with real support, but it makes RentRedi's flat $29.95 look sharp by comparison. Breeze Premier ($1 per unit, $400 minimum) adds capacity for growing portfolios. If your priority is stability and a vendor that will exist in ten years, Breeze is hard to argue against.
What we like- Dead-simple pricing with no onboarding, training or support fees
- Backed by Yardi's infrastructure
- Breeze Premier tier for larger needs
Watch out for- $100 monthly minimum means small landlords pay for units they do not have
- Less modern interface than newer competitors
#4
DoorLoop
Best for: Managers who want modern software with AI assistance
Visit doorloop.com
Starting price$2.50/unit/month (DoorLoop One, $199 minimum per month)
Free planNo
DoorLoop is the modern challenger done right: a clean interface, unlimited users and document storage on all plans, full API access, and an AI assistant that handles tenant communications. Pricing is per unit per month with minimums: One at $2.50 ($199 minimum), Connect at $4.00 ($299 minimum) with a receptionist agent, and Multiply at $5.00 ($399 minimum) with more AI agents. Yearly billing saves up to 25%.
The minimums define the audience. At $199 per month minimum, DoorLoop One only makes sense from about 80 units up, which puts it in direct competition with Buildium Growth and Yardi Breeze Premier rather than with landlord tools. For managers in that range who value modern UX and automation, it is a strong contender. Smaller portfolios should keep scrolling.
What we like- Clean modern interface with an AI assistant
- Unlimited users, documents and API access on every plan
- Transparent per-unit pricing
Watch out for- $199 monthly minimum prices out small landlords
- AI features concentrate on the pricier Connect and Multiply tiers
Starting price$29.95/month (billed monthly; $12/month billed annually)
Free planNo
RentRedi's pitch is simplicity: one price, unlimited properties, unlimited tenants, cancel anytime. The monthly plan is $29.95, the 6-month plan works out to $20 per month, and the annual plan drops to $12 per month, all with the same features. A 30-day money-back guarantee backs the "try risk free" claim, and there is no contract.
That flat model is liberating for landlords in the 5-to-50-unit range, where per-unit pricing from competitors gets expensive fast. The tradeoffs are real but reasonable: screening is tenant-paid ($39.99, or $49.99 with income verification), and the feature set is landlord-focused rather than enterprise-grade. For a self-managing landlord who wants professional software without per-unit anxiety, RentRedi is the value leader.
What we like- Flat pricing with unlimited units and tenants
- No per-unit math
- 30-day money-back guarantee and no contract
Watch out for- Fewer enterprise features than Buildium or AppFolio
- Tenant-paid screening fees ($39.99+) can surprise applicants
Starting price$15/month (Starter, billed annually)
Free planNo
TenantCloud targets the DIY landlord who still wants real accounting. Starter at $15 per month billed annually ($18 monthly) covers online rent payments, maintenance management and listings, while Growth at about $29 per month adds enhanced reporting and inspections. A custom Business tier starts at $100 per month for teams with specific workflow needs.
The value proposition is clear: more accounting depth than the free tools, at a fraction of Buildium's price. The cost is polish; the interface is functional rather than delightful, and some conveniences (advanced reporting, team tools) sit behind higher tiers. Every paid plan starts with a 14-day trial, so there is no risk in testing it against your actual books.
What we like- Strong accounting and reporting for the price
- 14-day trial on paid plans
- Scales from single condo to full portfolio
Watch out for- Interface feels dated next to DoorLoop and Baselane
- Best features require the Growth tier and up
#7
Innago
Best for: Landlords who want capable software for free
Visit innago.com
Starting price$0/month (free)
Free planYes
Innago's headline is simple: the software is 100% free. Screening, applications, leases, online rent collection, maintenance requests and basic accounting cost nothing for landlords and property managers, with no unit caps. That makes it the default recommendation for landlords who are currently running on spreadsheets and want to stop.
Free is a business model, not charity: Innago earns through payment processing and partner products, so the experience includes prompts around those services. The accounting is solid for the price but thinner than TenantCloud or Buildium. For a landlord with a handful of units, the calculus is easy: start free with Innago, and only pay for software when your portfolio or reporting needs outgrow it.
What we like- Completely free for landlords and property managers
- Covers screening, leases, rent collection and maintenance
- No unit limits on the free tier
Watch out for- Makes money on payment processing and partnerships, so expect upsells around financial products
- Fewer advanced accounting features than paid tools
#8
Baselane
Best for: Landlords who want banking and bookkeeping in one place
Visit baselane.com
Starting price$0/month (Core); $20/month (Smart, billed annually)
Free planYes
Baselane merges the bank account with the property management software. The free Core plan includes unlimited checking and savings accounts with zero fees, automated bookkeeping, rent collection with reminders and late fees, and a mobile app. The Smart tier at $20 per month on an annual plan adds AI-automated finances and advanced automations, with a 30-day trial.
This is a genuinely different proposition: instead of paying for software and keeping a separate bank account, the account is the software. Landlords who live in spreadsheets for bookkeeping will feel the biggest win. The tradeoff is depth on the property management side; Baselane will not replace Buildium for a 200-unit manager. For landlords who want their rent, books and banking reconciled automatically, it is compelling.
What we like- Free banking with no account, maintenance or minimum-balance fees
- Automated bookkeeping and rent collection on the free Core plan
- Smart tier adds AI automation with a 30-day trial
Watch out for- It is banking-first, so pure property management features trail dedicated platforms
- Smart tier at $20/month is the real product for automation
#9
TurboTenant
Best for: Independent landlords who want free core tools with paid upgrades
Visit turbotenant.com
Starting price$0/month (Free); from $12.42/month (Essentials)
Free planYes
TurboTenant's free plan is the real thing: list and market rentals, screen applicants, collect rent online, all for $0 forever with no fees or contracts. The company is explicit that it is not a disguised trial. Paid tiers add the professional layer: Essentials from $12.42 per month (leases, faster rent collection, lower screening costs) and Pro from $16.48 per month (income verification, free ACH, built-in accounting).
The freemium model means the free tier is a funnel, and some features you will want (full lease workflows, premium screening) sit behind paywalls or add-on fees. But as an on-ramp, it is the most generous in the category. Independent landlords can run the entire rental cycle free and upgrade only when the portfolio justifies it.
What we like- Free plan is genuinely free forever, not a trial
- Essentials and Pro tiers add leases, faster rent collection and accounting
- No contracts on paid plans
Watch out for- Free plan nudges toward paid add-ons for screening and leases
- Less suited to managers with large portfolios
Starting price$0/month (Starter); from $30/month (Basic)
Free planYes
Hemlane is built for the landlord who does not live near the property. The free Starter tier covers advertising, applications, leases, maintenance tracking, document storage, e-sign and rent collection with $0 ACH fees. Basic at $2 per unit ($30 per month including the $28 platform fee) adds the full software suite with a 14-day trial.
What sets Hemlane apart is the service ladder: Essential ($20 per unit, $48 per month) adds a dedicated repair coordinator, and Complete ($58 per unit, $86 per month) adds full management assistance including boots on the ground. That makes Hemlane a bridge between software and property management services. Remote owners should price the service tiers carefully, since the platform fee plus per-unit costs add up, but for out-of-state landlords the repair coordination alone can justify it.
What we like- Free Starter tier with advertising, applications and rent collection
- 14-day trial on paid plans
- Service tiers add repair coordination and boots-on-the-ground help
Watch out for- Paid plans carry a $28 platform fee on top of per-unit pricing
- Service tiers get expensive for large portfolios
How we chose
We started with the platforms landlords and managers actually recommend in owner forums and review sites, then verified each one on its own website: live product, cloud-based, and serving the US market today. Every price above comes from the vendor's own pricing page, captured in October 2026, including minimums, billing terms and free-tier limits that change the real cost. We read the fee schedules, not just the headline prices, because screening fees, transaction fees and platform fees are where property management pricing hides. Strengths and weaknesses reflect those pages plus recurring themes in public reviews.
What to check before you buy
Do the per-unit math for your portfolio size before falling for a headline price. A $1-per-unit tool with a $100 minimum costs a 20-unit landlord $5 per unit; a $29.95 flat tool costs the same landlord $1.50 per unit. The cheapest option flips somewhere around 30 to 60 units depending on the pair you are comparing, so model your actual unit count, not the marketing example.
Then read the fee schedule. Screening fees ($17 to $50 per applicant), EFT and card processing fees, eSignature per-document charges and platform fees are standard in this category and can exceed the subscription for high-turnover portfolios. Ask who pays each fee: tenant-paid screening is common and changes the economics. Finally, test the maintenance workflow, not just rent collection. Rent collection is table stakes everywhere; the difference between tools shows up in how maintenance requests, vendor coordination and owner reporting actually work day to day.
Free vs paid: where the line really sits
The free tier in property management software is genuinely usable now, which was not true five years ago. Innago, TurboTenant and Hemlane Starter all handle the core rental cycle (list, screen, lease, collect, maintain) for $0, and Baselane adds free banking and bookkeeping. A landlord with under ten units may never need to pay for software.
The paid line appears in three places. First, accounting depth: TenantCloud and Buildium give you real books, not just rent tracking. Second, scale: per-unit pricing beats flat pricing somewhere past a few dozen units, and enterprise features (owner portals, team permissions, API access) only exist on paid tiers. Third, services: Hemlane's repair coordination and AppFolio's investment reporting are things free tools do not attempt. The honest advice is to start free, and pay when a specific limitation costs you more in time than the subscription.
Frequently asked questions
Is free property management software actually free?
The reputable ones are. Innago, TurboTenant and Hemlane Starter charge $0 with no unit limits on core features, and Baselane's Core banking plan is free. They monetize through payment processing, financial products or paid upgrades. Read the fee schedule for screening and transaction fees, which are separate from the software price.
How much should property management software cost?
For self-managing landlords: $0 to $30 per month flat (Innago, TurboTenant, RentRedi, TenantCloud). For growing portfolios: $62 to $400 per month (Buildium) or $1 to $2.50 per unit with minimums of $100 to $199 (Yardi Breeze, DoorLoop). For 50-plus units: AppFolio from $1.49 per unit per month. Add screening and transaction fees on top.
Do I need property management software for a few units?
Not necessarily, but the free tools make it a low-risk upgrade from spreadsheets. Online rent collection, automated late fees and maintenance tracking save real time even at five units. The main reason to skip software is if you enjoy the current system and it is not costing you missed rent.
Can tenants pay rent online with these tools?
Yes, all ten support online rent collection, typically by ACH bank transfer and often by card. ACH is usually cheap or free; card payments carry processing fees around 3%. Several tools automate reminders and late fees, which is where the real time savings come from.
What is the catch with per-unit pricing?
Minimums. A $1-per-unit plan with a $100 monthly minimum costs $100 whether you have 20 units or 100. Always calculate the effective per-unit price at your portfolio size, and ask whether the minimum drops on annual billing.
Sources we checked (10)
- https://www.appfolio.com/pricing
- https://www.buildium.com/pricing
- https://www.yardibreeze.com/pricing
- https://www.doorloop.com/pricing
- https://rentredi.com/pricing
- https://www.tenantcloud.com/pricing
- https://innago.com/pricing
- https://www.baselane.com/pricing
- https://www.turbotenant.com/pricing
- https://www.hemlane.com/pricing
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.