How we make this list: we compare pricing pages, product documentation and public user reviews. Ratings come from G2, Capterra or Trustpilot, with the date we checked them.
Key takeaways
- Buildium is the strongest all-round pick for a growing management company.
- TurboTenant, Avail, and Innago give DIY landlords a free core that covers listings, leases, and payments.
- AppFolio and DoorLoop suit larger or more automated operations, with per-unit pricing to check by quote.
- Rentec Direct offers full accounting at a low per-unit cost for value-focused managers.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 Buildium | Growing property management companies | $62 per month | Free trial |
 AppFolio | Larger portfolios and mixed property types | See website | No |
 DoorLoop | Operators wanting modern automation | See website | Free trial |
 TenantCloud | Landlords moving from spreadsheets | See website | Free trial |
 Rentec Direct | Value-focused landlords and managers | See website | Free trial |
 TurboTenant | DIY landlords starting out | $0 per month | Yes |
 Avail | DIY landlords wanting free core tools | $0 per unit/month | Yes |
 Innago | Small landlords wanting a free platform | $0 per month | 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Is your product missing or out of date?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 software for managing rental properties
#1Buildium
Best for: Growing property management companies4.4/5 on
G2 (285 reviews, checked Oct 2026)
Visit buildium.com
Starting price$62 per month
Free planFree trial
Buildium is the clearest starting point for a company that manages rentals for owners, not just for itself. Accounting, leasing, maintenance, and resident communication sit in one system, so owner statements and rent rolls come from the same records as work orders. That matters when an owner asks why a repair charge appears on a statement.
The Essential plan covers the core work well, but reporting automation, deeper customization, and the full automation suite arrive on Growth and Premium. A company should count units, owners, and bank accounts before choosing, because the right tier depends on volume as much as on features. The 14-day trial with sample data is a useful way to check the accounting flow before committing.
What we like- Property accounting built for rentals
- Leasing, maintenance, and portals in one place
- Reporting automation on higher tiers
Watch out for- Essential plan limits some automation
- Transaction fees apply to some payments
#2AppFolio
Best for: Larger portfolios and mixed property types4.6/5 on
G2 (1,203 reviews, checked Oct 2026)
Visit appfolio.com
Starting priceSee website
Free planNo
AppFolio fits operators who need one platform across many units and property types. Leasing, payments, maintenance, and owner reporting share the same data, which helps a team keep a large portfolio consistent. The AI leasing assistant can reply to leads outside office hours, a real gain when vacancies need fast follow-up.
AppFolio prices by unit, so the total depends on portfolio size and tier. Small landlords may find the minimums and the breadth more than they need, while mid-size and large firms get more value from the automation and reporting depth. Ask for a quote at the current unit count, and confirm which add-ons are included in that figure.
What we like- Broad platform for leasing, accounting, and maintenance
- AI leasing assistant for lead replies
- Owner and resident portals
Watch out for- Pricing is quoted and scales by unit
- Can be heavy for a very small landlord
#3DoorLoop
Best for: Operators wanting modern automation4.8/5 on
G2 (254 reviews, checked Oct 2026)
Visit doorloop.com
Starting priceSee website
Free planFree trial
DoorLoop appeals to managers who want a current interface and automation without a long setup project. Rent collection, late fees, and bookkeeping updates connect directly, so a payment lands in the ledger without a separate entry. Leasing moves from listing to screening to e-signed lease in the same account.
The platform scales by unit count, so a quote should reflect the full portfolio, not a single building. Managers who need deep customization or enterprise reporting should check those features in a demo, because the base experience favors speed and clarity over complex configuration. Support is a noted strength in public reviews, which helps during migration.
What we like- Accounting, leasing, and maintenance in one flow
- Automated rent collection and reminders
- QuickBooks integration
Watch out for- Pricing scales by unit and plan
- Some advanced features sit on higher tiers
#4TenantCloud
Best for: Landlords moving from spreadsheets4.4/5 on
G2 (300 reviews, checked Oct 2026)
Visit tenantcloud.com
Starting priceSee website
Free planFree trial
TenantCloud is a sensible step up from spreadsheets and separate payment apps. Landlords can list a vacancy, collect applications, run screening, sign a lease, and collect rent without handing data between four tools. Accounting reports, including tax-ready summaries, come from the same activity, which saves time at year end.
The free trial is worth using to check the parts that matter most, such as payment timing, screening packages, and report formats. Pricing varies by plan and portfolio, so compare the tier that includes the needed screening and accounting depth, not just the lowest advertised figure. Teams that manage for many owners may still prefer Buildium or AppFolio.
What we like- Rent collection and accounting together
- Listing syndication and tenant screening
- Separate portals for landlords, tenants, and owners
Watch out for- Some features require paid tiers
- Interface can feel busy at first
#5Rentec Direct
Best for: Value-focused landlords and managers4.5/5 on
G2 (4 reviews, checked Oct 2026)
Visit rentecdirect.com
Starting priceSee website
Free planFree trial
Rentec Direct has served landlords for years, and its value case is simple: full accounting, tenant screening, online payments, and reporting at a per-unit price that stays modest for smaller portfolios. The general ledger approach suits owners who want clean books and clear owner statements without paying for a large enterprise platform.
The interface is more functional than polished, and a manager who wants a slick mobile experience may prefer DoorLoop or Buildium. That trade can be worth it when accounting accuracy and support matter more than appearance. Check the current per-unit rate and any minimums, because pricing by unit still depends on portfolio size.
What we like- Per-unit pricing that stays low for small portfolios
- Full accounting with general ledger
- US-based support
Watch out for- Design feels less modern than newer rivals
- Some integrations need separate setup
#6TurboTenant
Best for: DIY landlords starting out4.6/5 on
G2 (106 reviews, checked Oct 2026)
Visit turbotenant.com
Starting price$0 per month
Free planYes
TurboTenant is built for a landlord who manages their own rentals and wants to stop juggling separate apps. Listings, applications, screening, leases, and rent collection are available in a free core plan, which makes it easy to start with one property and add more as confidence grows. The lease templates help a new landlord avoid starting from a blank document.
TurboTenant is not a full accounting platform for a management company with many owners. A landlord with complex books, trust accounting, or detailed owner reporting will likely need a paid platform alongside it or instead of it. For a small self-managed portfolio, the free core covers the daily work well.
What we like- Free core tools for landlords
- Rental marketing and screening in one place
- State-specific lease templates
Watch out for- Full accounting is lighter than dedicated platforms
- Some services are paid by tenants or as add-ons
#7Avail
Best for: DIY landlords wanting free core tools4.8/5 on
G2 (153 reviews, checked Oct 2026)
Visit avail.co
Starting price$0 per unit/month
Free planYes
Avail gives DIY landlords a free plan that covers the main jobs: listing on major rental sites, applications and screening, leases, rent collection, and maintenance tracking. The state-specific lease templates are a practical help, because lease rules differ by state and a generic form can create problems later.
The paid Unlimited Plus tier adds faster payments, waived ACH charges, custom lease options, and priority support. A landlord should decide whether those extras are worth the per-unit charge, or whether the free plan already covers the work. For a management company with many owners, a dedicated platform will still fit better.
What we like- Free plan with listings, leases, and payments
- Lawyer-reviewed, state-specific lease templates
- Maintenance tracking and accounting dashboard
Watch out for- Plus features cost $9 per unit per month
- Less suited to large management companies
#8Innago
Best for: Small landlords wanting a free platform4.8/5 on
G2 (706 reviews, checked Oct 2026)
Visit innago.com
Starting price$0 per month
Free planYes
Innago offers free property management software for landlords, with rent collection, applications, screening, maintenance, and reporting in one account. That price point makes it easy to try without a budget decision, and the feature set covers the routine work for a small portfolio. A landlord can move from spreadsheets to a shared tenant portal in a short setup.
Innago is aimed at landlords rather than large management firms, so owners who need complex trust accounting, deep customization, or enterprise reporting should compare it carefully with Buildium or AppFolio. For a handful of units, the free plan removes the main barrier to better organization, and that alone can be worth the switch.
What we like- Free property management for landlords
- Online payments and tenant screening
- Maintenance and reporting tools
Watch out for- Fewer enterprise features
- Support and add-ons vary by need
How we chose
We compared vendor pricing pages and product documentation with public reviews on G2, Capterra, and Reddit, focusing on features that affect daily rental work. We checked accounting depth, leasing and screening, maintenance workflows, payment options, owner and tenant portals, and how pricing scales with units. We did not claim hands-on testing, and we did not invent ratings or customer counts.
Where pricing is quoted rather than published, the table says See website. Get a quote at the exact unit count and confirm transaction fees, screening charges, and any minimums before signing.
How to pick rental software without overbuying
Count units, owners, and bank accounts before looking at feature lists. A free landlord tool can handle a small portfolio well, but it will strain when owner reporting, trust accounting, and staff permissions become daily needs. A full platform can handle a large portfolio, but it can also add cost and setup time that a small landlord does not need.
Run a trial with real tasks, not just a tour. Create a listing, run a screening flow, collect a test payment, log a maintenance request, and produce an owner statement. Those five tasks reveal more about fit than any feature page.
Start with accounting
If owner money moves through the system, accounting quality matters most. Check the general ledger, bank reconciliation, owner statements, and tax reports. A pretty leasing flow does not fix a weak ledger.
Check payment costs
Ask about ACH and card fees, late fee rules, and how long payouts take. Payment fees are a recurring cost, and they vary by platform and plan.
Plan for growth
Pick a tool that can add units, owners, and staff roles without a full migration. Moving rental data mid-year is painful, so a little headroom now saves a larger project later.
Frequently asked questions
What is the best software for a small landlord?
TurboTenant, Avail, or Innago often fits a small landlord, because the core plan is free and covers listings, screening, leases, and rent collection. A landlord who needs deeper accounting may still prefer Rentec Direct or TenantCloud.
What is the best software for a property management company?
Buildium is a strong default for a growing company, while AppFolio suits larger portfolios with mixed property types. The choice depends on unit count, owner reporting needs, and how much automation the team wants.
Do these tools handle tenant screening?
Most tools in this list include screening or connect to a screening provider, covering credit, criminal, and eviction checks in many cases. Screening fees and package options vary, so check the per-screening cost before relying on it.
Is free rental software really free?
Free plans usually cover core tools, while screening, faster payments, and premium features may carry fees. Read the plan details and confirm which services tenants pay for and which costs fall on the landlord.
Can I collect rent online with these tools?
Yes. All eight tools support online rent collection in some form, usually by ACH and card. Check payout timing, transaction fees, and autopay options, because those details affect cash flow.
How hard is it to switch rental software?
Switching takes planning: export leases, balances, and tenant records, then reconcile the opening balances in the new system. Use the trial period to test migration steps, and keep the old records accessible until the first month closes cleanly.
Sources we checked (8)
- https://www.buildium.com
- https://www.appfolio.com
- https://doorloop.com
- https://www.tenantcloud.com
- https://www.rentecdirect.com
- https://www.turbotenant.com
- https://www.avail.co
- https://www.innago.com
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 5+ years in B2B and SaaS SEO. He writes Rankite's software buying guides from pricing pages, documentation and public user reviews. More about Shihab.