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
- Innago is genuinely free ($0) for rent collection and maintenance: the cheapest way for a small park to digitize.
- Rentec Direct ($25/month flat Starter) is the budget pick with real accounting; Buildium (from $62/month) is the no-minimum all-rounder.
- Lotly ($1.25/occupied unit/month) is the only manufactured-housing-native tool with transparent pricing and sub-metered utility billing.
- Rent Manager, AppFolio and ManageAmerica are quote-only: expect minimums, implementation fees and a sales process.
The best mobile home park management software
Mobile home parks are not apartment buildings with smaller kitchens. Lot rent, sub-metered utilities, tenant-owned homes on rented pads, and lot infill turnarounds make manufactured housing its own discipline, and generic property software treats it as an afterthought. These eight tools either specialize in parks or handle them well, with honest notes on which pricing models fit which park size.
#1
Rent Manager
Best for: Mid-to-large operators (50-plus lots) needing serious accounting and owner reporting
Visit rentmanager.com
Starting priceSee website (quote-based; widely reported around $1/unit/month with minimums)
Free planNo (free live demo available)
Rent Manager is the heavyweight for operators who think in portfolios. Park-level financials with audit trails, custom reports, recurring lot rent billing with late fees, online ACH and card payments, and maintenance work orders through the mobile app with vendor dispatch via integrations. Owner portals and per-property statements are built in.
The commercial reality is quote-based pricing with monthly minimums (reported around $200) and a one-time implementation fee that can double the first-year cost. A 30-lot park can pay more than flat-rate tools for the same core workflows. Call center, website and integration add-ons stack up. For a multi-park operator who needs real accounting and investor reporting, the depth justifies it. For a single small park, start with the cheaper tools below.
What we like- Explicitly supports manufactured housing and RV parks, with double-entry accounting, bank reconciliation and 1099 tools
- 450-plus built-in reports with an open API and integrations marketplace
- Mobile app for inspections, meter reading and violations
Watch out for- Steep learning curve with occasional crashes reported
- Add-on fees and an implementation fee stack on top of the subscription
#2
ManageAmerica
Best for: Owners who run only manufactured home communities and want an industry-native vendor
Visit manageamerica.com
Starting priceSee website (quote-only)
Free planNo (no free trial)
ManageAmerica speaks the industry's language because it only serves manufactured housing. Sub-metered utility billing is a core competency: water and electric pass-through posts straight to resident ledgers, and field meter reading works offline. Lot rent billing covers recurring lot rent plus utility charges, with late fee automation and online payments through the resident portal.
The catch is opacity. Pricing is quote-only everywhere, and the public review footprint is thin, so you need a demo and references before committing. Maintenance and field assessment tools exist, though depth on owner and investor reporting is unverified from public sources; ask on the demo. If utilities are a big part of your lot rent economics, the native sub-metering is worth the sales process.
What we like- Purpose-built exclusively for manufactured housing for 25-plus years, so lot-based workflows are native
- Sub-metered utility billing with offline-capable mobile meter reading
- Resident portal with AutoPay and payment history
Watch out for- Quote-only pricing makes comparison shopping slow
- Thin public review record limits peer validation
#3
AppFolio Property Manager
Best for: Mid-to-large managers running several parks or mixed portfolios of 50-plus units
Visit appfolio.com
Starting priceSee website (quote-only; widely reported Core at $1.49/unit/month with a $298 minimum)
Free planNo
AppFolio's strength is filling vacancies and running the books in one system. AI leasing assistance, marketing syndication, full accounting, maintenance work-order tracking with vendor management, and owner portals with customizable financials make it the pick for third-party managers and multi-park operators. Lot rent billing handles recurring charges, late fees and online payments.
The minimums are the whole story for small parks: a reported 50-unit minimum and roughly $298 per month floor mean a 40-lot park is paying for scale it does not have. At 100 lots on Core you are at the $298 minimum; on Plus at a reported $3.20 per unit, about $320 per month before add-ons. Get the quote in writing and price two years of growth before signing.
What we like- Manufactured housing is a supported property type, with AI leasing automation and full accounting in one system
- Scales cleanly from 50 units to thousands
- Strong tenant and owner portals with an integrations marketplace
Watch out for- The reported $298/month minimum and 50-unit minimum price out small single-park owners
- Per-unit cost on higher tiers gets expensive at scale
#4
Buildium
Best for: 20-to-several-hundred-lot parks wanting solid books without minimums
Visit buildium.com
Starting priceFrom $62/month (Essential plan)
Free planNo (14-day free trial, no credit card)
Buildium is the no-minimum all-rounder. Essential starts at $62 per month with a 14-day free trial, scaling through Growth (from $192) to Premium (from $400) as unit count rises. Lot rent billing handles recurring rent, late fees and autopay; work orders are built in; owner portals and financial reporting are core.
The asterisk is fees. Incoming EFT costs a reported $2.35 per transaction on Essential with bank account setup fees, and several add-ons sit on lower tiers, so the real monthly number runs above the sticker price. The open API arrives only at Premium. Still, at $62 flat entry with no unit minimum, a 40-lot park pays far less than per-unit tools. Read the fee schedule before the trial ends.
What we like- No unit minimum, working for a single small park up to thousands
- Full accounting suite with bank reconciliation, online payments and eSignatures
- Tenant and owner portals with in-platform communication
Watch out for- Transaction fees add up on lower tiers
- Advanced automation, open API and priority support are gated to Premium
#5
DoorLoop
Best for: Small-to-mid parks (up to 100-plus lots) wanting a polished all-in-one
Visit doorloop.com
Starting price$99/month billed monthly, or $69/month billed annually (Starter plan)
Free planNo (no free trial reported)
DoorLoop's appeal is flat-plan simplicity with a modern interface. Starter at $99 per month monthly ($69 annually), Pro at $189 ($149 annual), Premium at $239 ($209 annual), with pricing scaling by unit count above included allotments. Lot rent billing includes recurring charges, late fees, autopay and a tenant portal; maintenance runs through a built-in work-order portal; owner reporting with statements is included.
Verify the all-in monthly number before signing: rent-collection merchant fees, $3-per-document eSignatures on Starter and texting charges are real, and the API is Premium-only. The flat structure means a 60-lot park pays roughly what a 30-lot park pays until tier thresholds hit, which can beat per-unit tools at mid size. For teams that value a UI the staff will actually open, the polish is the argument.
What we like- Modern, fast UI that teams adopt quickly
- Transparent published pricing with annual discounts and no unit minimum
- Accounting, leasing, maintenance and portals in one place
Watch out for- Price climbs with unit count and add-ons push real cost above the headline
- API and integrations are Premium-only
#6
Rentec Direct
Best for: Budget-conscious owners of 10 to 100 lots needing trust accounting on the cheap
Visit rentecdirect.com
Starting price$25/month flat (Starter, up to 10 properties)
Free planNo (free personalized onboarding and unlimited US-based support included)
Rentec Direct is the value pick for parks where every dollar of overhead matters. Starter at $25 per month flat covers up to 10 properties; Pro and PM start from $50 per month scaling per unit. Free ACH collection on Pro and PM undercuts nearly every per-unit competitor on total cost, and the cash payment network at 20,000-plus locations suits parks with cash-paying residents. Lot rent billing covers recurring charges, late fees and reminders; maintenance request tracking is included in Pro/PM.
The trade is the interface: dated UX, thin integrations and a mobile experience that lags the modern tools. Parks running third-party marketing or maintenance tools will feel it. But the accounting is solid on income and expense tracking, and trust accounting on the PM tier is rare at this price. If the books matter more than the pixels, this is the cheapest credible option.
What we like- Cheap entry at $25 flat with no setup fees, no contracts and unlimited tenants, properties and users
- Free ACH tenant payments on Pro/PM plus a cash payment network at 20,000-plus locations
- PM tier includes trust accounting and an owner portal
Watch out for- Dated UX with a thin integration ecosystem
- Cannot downgrade from Pro/PM back to Starter once upgraded
#7
Innago
Best for: Self-managing owners of small-to-mid parks (10-100 lots) wanting to digitize for $0
Visit innago.com
Starting price$0 (perpetually free for landlords and managers)
Free planYes (perpetually free)
Innago's pitch is simple: $0 software cost. Listings, applications, leases, rent collection, maintenance requests and reporting are all free for landlords and managers, with revenue coming from tenant-paid transaction fees. A 40-lot park can run rent collection and work orders for nothing except processing fees. Lot rent billing handles recurring rent and late fees with online ACH and card collection; maintenance requests flow through the tenant portal.
The limits are real: no sub-meter utility billing or lot-specific workflows, and accounting is basic with QuickBooks sync rather than full double-entry. Owner and investor reporting is thin. But for a self-managing owner whose alternative is spreadsheets and paper checks, free beats everything. Watch the fee assignment on ACH and card transactions; landlords can absorb them optionally.
What we like- Genuinely free full platform: listings, applications, leases, rent collection, maintenance and reporting
- High ease-of-use ratings
- Integrates with QuickBooks for accounting sync
Watch out for- Accounting is basic, so complex owner reporting or multi-entity books will outgrow it
- No manufactured-housing-specific features like sub-meter utility billing
#8
Lotly
Best for: Park owners wanting a manufactured-housing-native tool with transparent pricing
Visit lotly.ai
Starting price$1.25/occupied unit/month (1-249 lots)
Free planNo (free trial status unverified)
Lotly is the native newcomer: software built only for mobile home parks, with the pricing to match the pitch. Billing runs per occupied unit per month ($1.25 for 1-249 lots, $1.00 for 250-999, $0.75 for 1,000-plus), vacant lots are free, there is no setup fee, and annual billing saves 5 percent. The standout is utility billing automation: meter readings pull from provider hardware, rate plans and pass-through fees apply automatically, and charges post to resident ledgers.
As a young company it lacks the review history and integration depth of incumbents, so test it on one park first. Lot rent billing with late fees is native to lot-based ledgers, and maintenance scheduling is included. Owner and investor reporting depth is unverified from public sources; confirm on a demo. For a 60-lot park at 90 percent occupancy, the math is about $68 per month with utilities handled.
What we like- Built specifically for mobile home parks
- Vacant lots are free since billing is on occupied units only
- Utility sub-metering with automated rate plans and pass-through fees posted to resident ledgers
Watch out for- Young niche product with a thin public review record
- Per-occupied-unit pricing has no flat-rate option
Frequently asked questions
How much does mobile home park management software cost?
From $0 to several hundred per month. Innago is free. Rentec Direct starts at $25/month flat. Buildium starts at $62/month. DoorLoop starts at $69/month billed annually. Lotly runs about $1.25 per occupied unit per month. Rent Manager, AppFolio and ManageAmerica are quote-only with minimums and implementation fees.
What is the best software for a small mobile home park?
For a park under 50 lots: Innago ($0) if you self-manage and want free, Rentec Direct ($25/month) if you need real accounting on a budget, or Buildium ($62/month) for the full portal and accounting suite with no minimums. Lotly is worth a look if sub-metered utilities matter to you.
Do I need manufactured-housing-specific software?
Not necessarily, but it helps with two things: sub-metered utility billing and lot-based workflows. ManageAmerica and Lotly are built for parks natively. Rent Manager explicitly supports manufactured housing. The generalists (Buildium, DoorLoop, AppFolio) handle lot rent fine but treat utilities as an afterthought.
How does lot rent billing work in these tools?
Recurring lot rent posts to each resident ledger automatically, late fees apply on your schedule, and residents pay online by ACH or card (or cash through Rentec's payment network). Autopay and payment reminders cut the collection chase. Utility pass-throughs post alongside rent in ManageAmerica and Lotly.
Can tenants pay rent online?
Yes, on all eight. ACH is usually the cheapest rail: Rentec includes free ACH on Pro/PM, while Buildium charges per-transaction fees on lower tiers. Watch who pays the processing fee: Innago lets landlords absorb tenant fees optionally, and the fee assignment changes the real cost.
What about maintenance work orders?
All eight include maintenance request tracking, with work-order portals for staff and contractors in Buildium, DoorLoop, Rent Manager and AppFolio. Rent Manager's mobile app covers inspections and violations in the field. For parks, the work-order basics (request, assign, close, notify) matter more than CMMS depth.
Per-unit vs. flat: the pricing model that decides your bill
Park software prices two ways. Per-unit (AppFolio's reported $1.49/unit, Lotly's $1.25/occupied unit, Rent Manager's reported ~$1/unit) scales with every lot you add, occupied or not, except Lotly, which only bills occupied units. Flat (Rentec $25, Buildium $62, DoorLoop $69-$99) stays fixed until tier thresholds hit.
For a 40-lot park, flat usually wins: $25 to $99 per month against $50 to $60 per unit-based tool before minimums. Past 100 lots the lines cross, and per-unit tools with minimums start looking reasonable against flat plans that tier up. Quote-only tools add minimums and implementation fees that change year-one math entirely. Count your lots, project occupancy, and compare two-year totals, not starting prices.
The utility billing question
Sub-metered utilities are the feature that separates park software from apartment software. If you pass water, electric or gas through to residents, you need meter readings turned into ledger charges without manual entry. ManageAmerica and Lotly do this natively: readings in, charges posted. Rent Manager handles it through its mobile meter-reading app.
The generalists do not. Buildium, DoorLoop, AppFolio and Innago expect you to enter utility charges by hand or bolt on a third-party tool. If utilities are 10 percent or more of your collections, shortlist the native tools first. If residents pay utilities direct, ignore this section entirely and buy on accounting and portals.
How we chose
We started with the categories buyers search: mobile home park management software, manufactured housing software and park management software. For each candidate we opened the vendor's own pricing page, checked plan names and prices against public reviews on G2 and Capterra and practitioner discussion on Reddit, and compared feature lists, lot rent billing, utility handling, maintenance workflows and park-size fit. Where a price could not be verified on the vendor's page we wrote "See website" rather than guessing, and flagged widely reported figures as reported rather than verified.
Sources we checked (10)
- https://www.rentmanager.com/pricing/
- https://www.manageamerica.com/
- https://www.appfolio.com/pricing/
- https://www.buildium.com/pricing/
- https://www.doorloop.com/pricing/
- https://www.rentecdirect.com/pricing
- https://www.innago.com/pricing/
- https://lotly.ai/pricing
- https://www.g2.com/categories/property-management
- https://www.capterra.com/property-management-software/
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.