Property management software helps landlords through the entire process of marketing, renting, and maintaining their rental property. We looked at dozens of property management systems and narrowed them down to our top nine. Although many offer similar features, choose one based on the services needed, number of properties, and types of properties you manage.
Avail has a great starting price and their software offers solutions that work well for both new investors with a single property or experienced investors with many units. You can list properties for rent, screen tenants, create custom leases, and accept payments online. With plans starting at $0 for your first unit, getting started with Avail is easy.
Top Property Management Software Companies
| Property Management Software Provider | Best For |
|---|---|
| Avail | (Best overall) Landlords who want online marketing, digital lease signing, online rent payment, and maintenance tracking |
| Property Manager Cloud | Landlords with multi-use property who want to handle advertising, accounting, and more |
| TurboTenant | Landlords who want free marketing, online applications, and tenant screening with optional upgrades |
| Tenant Cloud | Landlords who want free property management software up to 75 units |
| Buildium | Property management firms with large portfolios that want a robust all inclusive cloud-based solution |
| Appfolio | Property managers who want software designed for every property type including student housing and HOAs |
| Yardi | Property managers for commercial properties like apartment complexes with more than 1,000 units |
| Rentec Direct | Property managers and landlords with portfolios of more than 10 units |
| Propertyware | Landlords and property managers of more than 250 single-family homes |
How We Evaluated Property Management Software
We evaluated the best property management software providers by looking at their pricing, features, number of units they can manage and their customer reviews. Most landlords and property managers look for providers that offer easy-to-use software that have multiple features like tenant screening, rent collection, document signing, and maintenance requests, so all of our top providers offer multiple features.
The criteria we used to evaluate the best property management software providers include:
- Pricing: Structure and a la carte options
- Features: What is offered at each tier
- Property types: What they specialize in, such as single-family homes or apartment complexes
- Who they’re right for: Landlords and/or property management companies
- Number of units: How many units they can manage
- Customer reviews: Ratings and what they do well and don’t do well
Based on all of the above criteria, we recommend Avail as our top property management software. It has a full set of features and accessibility to various sizes of landlords or property management firms — particularly the smaller ones. The entry-level package starts at $0 per month for a single property yet it’s full-featured property management software that can scale as large as your business demands.
Avail: Best Overall Property Management Software
Avail (formerly Rentalutions) can be used to manage one property or an entire portfolio, so it’s the most diverse choice on our list, and its pricing makes them stand out. It’s right for both property management companies and landlords who manage their properties. It’s also ideal if you need entry-level pricing but want to scale your business easily and still use the same property management software provider.
Avail Pricing
Avail offers a free 30-day trial and four tiers of pricing starting at $0 per month for its Basic plan, which includes one unit. Its most expensive plan is known as the Professional plan and is $49.99 per month for 15 units. Avail is one of the most affordable companies on our list and is $15 per month less than Property Management Cloud.
Avail Pricing & Features by Tier
| Tier | ||
|---|---|---|
| Basic | $0 for one unit; $6/month for each additional unit | Basic customization |
| Landlord | $10/month for one unit $6/month for each additional unit 30-day free trial | Full customization Faster payment processing |
| Landlord Plus | $25/month includes five units $4 for each additional unit 30-day free trial | Full customization Faster payment processing Marketing website Priority support Unlimited messages & photos |
| Professional | $50/month includes 15 units $2 for each additional unit 30-day free trial | Includes everything in the Landlord Plus plan along with multideposit functions |
Avail Features
Avail offers robust tenant application and screening tools and a landlord education resource center. It offers custom lease clauses that can be added to your basic lease templates, which is helpful if want to add things like a pet addendum. It also offers digital document signing and online rent collection so you and your tenant can stay organized and paperless and sign documents on the go.
Key features of Avail include:
- Marketing tools
- Tenant screening
- Accounting tools
- Leasing tools
Marketing Tools
Avail uses a simple form to write listings and add photos. Certain information is pulled automatically based on the property address, such as Google Maps location. It syndicates listings automatically across Zillow, Trulia, HotPads, and Apartments.com among others. Lead tracking is a standout feature with Avail. Inquiries from prospects go directly to its internal email tool that functions much like a customer relationship management (CRM) tool.
Tenant Screening
Avail provides comprehensive tenant screening tools and uses credit checks provided by TransUnion. Criminal and eviction tenant background checks are also provided. Online applications ask for rental history, employment history, and additional standard questions. Applications are typically completed in less than five minutes, and applicants can be requested to upload verifying documents like W2s, pay stubs, and bank statements.
Accounting Tools
Avail has basic accounting tools including rent, security deposit, and fees like move-in, move-out, and late fees. Payment information can be exported to a spreadsheet. Repair requests have expenses tracked, but no actual accounts payable is provided. Military-grade encryption is used for all confidential information.
Leasing Tools
Lawyer-reviewed lease templates are provided with important protective clauses for things like lead-based paint and mold. Avail follows the requirements set by the Electronic Signatures in Global and National Commerce Act of 2000 (ESIGN), ensuring signatures are valid, traceable, and binding.
Executed leases are stored online for easy retrieval and tenants can pay rent securely on the online portal or set up recurring payments. Late payment reminders are automatic and late fees can be assessed automatically. Tenants can create maintenance tickets and Include photos with the description of the maintenance issue.
What’s Missing With Avail
Avail offers great pricing, a variety of features and can suit landlords and property managers that manage different types and sizes of properties. However, its accounting tools are on the basic side because it doesn’t file tax returns or offer full backend accounting services.
Avail Property Management Software Reviews
Avail, formerly Rentalutions, received 3 out of 5 stars based on one review on Active Rain and 5 stars based on four reviews on Capterra. Landlords say they like how tenants get payment reminders and can pay online.
Where to Find Avail
Landlords who want to use Avail can start by visiting its website to learn more about its pricing packages and additional options. You can click on the contact us button and send a message, or you can sign up directly on its website under the sign-up section for landlords. If you’re ready to give it a try, your first unit is free.
Property Manager Cloud: Best Property Management Software for Mixed Property Types
Property Manager Cloud can handle any type of investment property including single-family homes, multifamily buildings, mobile home parks, hotels, and more. Property Manager Cloud is right for landlords and property managers who manage a variety of residential and commercial properties and want to use one software for all of them. It’s also right for specialty properties like mobile home parks.
Property Manager Cloud Pricing
Property Manager Cloud offers a free 60-day trial and subscription-based plans that users can cancel any time. It offers five different tiers of pricing starting at $15 per month for one to 10 units that are different from Avail and Buildium because each tier offers full features. Property Manager Cloud’s tiers are instead based on the number of units managed. Its highest tier starts at $75 per month for an unlimited number of units.
Property Manager Cloud Pricing & Features by Tier
| Tier | ||
|---|---|---|
| Basic | $15 per month for 1-10 units | All tiers include full features: tenant portal, paperless, maintenance requests, advertising, income tracker, property analyzer & more |
| Professional | $25 per month for 11-50 units | |
| Premier | $35 per month for 51-100 units | |
| Elite | $55 per month for 101-200 units | |
| Enterprise | $75 per month for unlimited units |
Property Manager Cloud Features
Property Manager Cloud handles the most types of diverse properties and offers property management software for both residential and commercial properties. It has a dashboard that provides a snapshot of key property statistics, and its property analysis tools provide a snapshot of key metrics like cap rate, net present value (NPV), and cash-on-cash return. The system is almost totally paperless and has online organization so even appliances serial numbers can be recorded.
Marketing Tools
Property Manager Cloud only requires you to fill in property information once to set up listings. Then, it syndicates listings across Craigslist, Google, Facebook, Rent.com and other websites. Additionally, it can provide information to newspapers and has tools for creating property flyers, newsletters, and handling bulk email. There is no sophisticated lead tracking with Property Manager Cloud. Inquiries are sent to the email you set up in the platform. If a prospect then moves forward with an application, additional information is then available.
Tenant Screening
Property Manager Cloud has customizable applications that can either be email to a prospect or installed on your website. Credit information comes in the form of a FICO score, which is more insightful than a raw credit file. The software provides criminal, sex offender and terrorist checks. Social Security numbers and national eviction checks are also provided. Income and employment verification are not provided although other kinds of screenings can be provided for an additional cost.
Accounting Tools
Property Manager Cloud has full general accounting built in for both income and expenses. Lease and payment history are updated automatically as payments are entered. Tax documentation is prepared automatically. The software keeps an accurate maintenance history to avoid duplicate payment. Property Manager Cloud can provide key financial reports and graphs including amortization tables, net operating income, and cash-on-cash return. User data is encrypted and secured with the same technology used by banks.
Leasing Tools
Leases are handled online; currently, however, it isn’t paperless. Be prepared to handle scanned documents coming from tenants. Landlords can set up automatic payments from residents on custom timelines.
Property Manager Cloud can accept credit cards and debit cards, checking accounts or savings accounts, Supplemental Security Income (SSI), disability payments, and other options for online payment. Late fees are added automatically after the due date has passed. Residents can initiate maintenance requests and follow-ups online. Pictures and details can be added for each work order.
What’s Missing With Property Manager Cloud
Property Manager Cloud is recommended for managing multiple different types of properties including commercial and residential real estate. It has a variety of features and reasonable pricing that compares to the other property management software on our list. However, It doesn’t offer paperless leases so, if you want a completely paperless system with online signing capabilities, it might not be right for you. It also doesn’t offer lead tracking, so you can’t see from where your leads are coming.
Property Manager Cloud Property Management Software Reviews
Property Manager Cloud received four out of five stars on Software Advice. This rating is based on 14 property management software reviews. Users offered mixed reviews on how easy it was to use, but generally liked its platform and that multiple users can log on to track rental payments and other information.
Where to Find Property Manager Cloud
You can find out more about Property Manager Cloud by visiting its website. You can register online for a 60-day free trial or find contact information to get a follow-up with any specific questions.
TurboTenant: Best Property Management Software for Marketing Listings for Free
TurboTenant is an excellent option for landlords looking for a truly free property management solution and an a la carte menu for extras when you need them. It’s a good choice for owners with one or hundreds of units. Like TenantCloud, TurboTenant allows a landlord to market listings, screen applicants, and manage leases in one place for free.
TurboTenant Pricing
TurboTenant offers landlords a property management solution for free. Landlords can list as many properties as they need at no cost. Once you sign up as a landlord, you can begin marketing your properties for lease and accepting applications. The applicant pays between $35 to $45 for screening that includes a criminal background check and varies based on report selection.
TurboTenant’s a la carte menu includes:
- Custom for rent yard signs for $14.99
- Rent estimate report to help you price your rental correctly for $14.99
- A forms library that provides landlords with things like pet addendums, move in and move out checklist for $99
- State-specific legal forms like lease agreements starting at $29
Unlike Avail’s all-inclusive unit fees, TurboTenant provides an a la carte menu for landlords looking for additional property management tools.
TurboTenant Features
TurboTenant provides an all-in-one place for landlords to market rental properties, take online applications, screen prospective tenants, and organize documents. Its online marketing sends your listing to websites like Apartments.com and Rent.com. Its software makes it easy to list on Craigslist and create professional flyers. You can track all leads, send and receive applications, and store lease documents and more on any device.
Key features of TurboTenant include:
- Marketing tools
- Application tools
- Tenant screening
- Leasing tools
Marketing Tools
TurboTenant collects all the details about your rental listing including photos, description, amenities, and location and advertises your property on more than a dozen rental listing websites. It provides a professional and personalized ad for Craigslist postings and Facebook sharing. For renters on the go, TurboTenant landlords can text potential tenants their listing page.
Application Tools
TurboTenant offers landlords and tenants and easy-to-use online application. Their applications have extensive tenant questions and allow landlords to customize questions as well. TurboTenant applications can be filled out on any device and tenants can download important documents.
Tenant Screening
TurboTenant allows landlords to choose between two tenant screening options. Both offer an extensive screening report that includes a soft credit pull through TransUnion and a criminal check. Its higher-priced option includes a past eviction report.
Leasing Tools
TurboTenant offers an a la carte feature where landlords can create state-specific forms like lease agreements and property addendums. It offers document storage where landlords can store copies of signed leases and other important documents all in one place.
What’s Missing With TurboTenant
TurboTenant offers landlords a way to market their properties, see their leads in one place and choose who to send applications to for free. However, it doesn’t offer online rent collection or any accounting tools.
TurboTenant Property Management Software Reviews
TurboTenant has a 5-star rating with Capterra from 28 reviews. Landlords typically indicate that it’s easy it is to keep up with tenant prospects, and they like not having to deal with paper forms.
Where to Find TurboTenant
To learn more about TurboTenant, be sure to visit their website. You can click on the landlord sign up button and create your landlord account. Once you have signed up, you can start listing your properties for free.
TenantCloud: Best Free Property Management Software
TenantCloud is a property management software founded by a landlord whose goal is to save other landlords time and money. It specializes in managing properties for new landlords and property managers on a budget and has different pricing tiers and add-on options. It’s ideal for landlords and property managers who want a free property management software and manage less than 500 units.
TenantCloud Pricing
TenantCloud is known for its cloud-based free property management software, but it also has paid options for landlords and property managers. Its basic service is free for up to 75 units. It also offers tiers of service that provide more features for $9 to $35 per month. It offers two free months if you pay for the service annually instead of monthly.
TenantCloud Pricing & Features
| Tier | ||
|---|---|---|
| Basic |
| |
| Standard |
| |
| Advanced |
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TenantCloud Features
TenantCloud offers its features in tiers that include things like free property management software and things like cloud storage, templates, e-signatures, and online payments. Its features are cheaper than our other providers, but it’s also more limited. However, you can add things like tenant screening, rental reports with market trend data, and legal services. Tenants can also sign up for renter’s insurance on the site.
Marketing Features
TenantCloud offers a free property website login for each landlord and property manager. You can promote your property with a description, photos, pricing and availability, which gives your property listing a professional, polished look. However, unlike the other property management software providers, TenantCloud doesn’t syndicate your listing to other sites, and it doesn’t use search engine optimization (SEO) marketing.
Tenant Screening
TenantCloud offers tenant screening services as a la carte items that you can add to your plan. Its tenant screening services start at $18.95 per applicant that landlords can pay or pass along to rental applicants. Its platinum tenant screening report is $34.95 per applicant and includes employment and residence verification.
Accounting Tools
Every TenantCloud plan includes basic accounting services so that you can store, sort, organize and summarize your financial data. It doesn’t get into the accounting specifics until you sign up for a plan, and it doesn’t offer any additional accounting services that can be purchased separately.
Leasing Tools
TenantCloud offers convenient leasing tools similar to the other providers including online rent collection, online maintenance requests, and online leases and e-signatures. It also offers a template builder and an online rental application where tenants can apply to lease your unit directly on the platform.
What’s Missing With TenantCloud
TenantCloud is a great option for landlords and property managers with small portfolios that want a free property management software provider. However, it’s not right if you need full-service accounting services or if you have more than 500 units. If you have more than 500 units, consider using Rentec Direct.
TenantCloud Property Management Software Reviews
TenantCloud received four out of five stars based on 37 property management software reviews. Users liked that it’s an affordable cloud-based option for property management software.
Where to Find TenantCloud
You can find TenantCloud on its website, and then you can sign up online easily by clicking on the orange “Sign Up” button at the top of its site. Signing up online takes just a few minutes, and you can select the type of account you want.
Buildium: Best Property Management Software for Property Management Firms
Buildium is one of the most prominent names in property management software and is generally used for managing 50 or more units. Buildium emphasizes residential properties to include student housing and affordable housing communities. This software is much higher-end than either Avail or Property Manager Cloud and syndicates property listings across at least nine partner sites.
Buildium Pricing
Pricing for Buildium starts at $47/month, but a la carte fees make it a bit more appropriate for those managing 50 units or more. If you manage more than 100 units, then you can customize your plan, and the pricing reflects that customization. Buildium is geared toward managing multiple units, so its pricing is higher than Avail.
Buildium Pricing & Features
| Tier | ||
|---|---|---|
| Core | $47 per month for 1-20 units price increases above 20 units online payment is 50 cents per item electronic leasing/signing is $5 tenant screening is $15 Setup fee $99 |
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| Pro | $156 per month for 1-20 units price escalates above 50 units |
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Buildium Features
Features of Buildium include owner and resident portals that provide a snapshot of key information and built-in property inspection tools. Its online security is more robust than most of its competitors, and it offers renter’s insurance on its platform. Buildium has earned Stevie Awards in customer service and prides itself on its first-call resolution.
Marketing Tools
Listings are created so that they can be placed on managers’ websites. Buildium posts listings to Craigslist and syndicates rental listings across the entire Zillow network. Buildium doesn’t have a standalone feature for tracking incoming leads. Inquiries are sent to email, but it is capable of assigning those inquiries to leasing agents. If a prospect files an application, additional information is captured.
Tenant Screening
A customizable rental application is available to applicants online. Screenings are $15 for the Core plan and $18 for the Pro plan. Application fees can be collected online at the time of application. Credit, criminal, and eviction information are all provided. Managers utilizing the Pro plan can even set custom credit score requirements to speed screening applicants.
Accounting Tools
Buildium has a built-in general ledger for accounting. All charges, payments, deposits, and refunds are tracked. Transaction notes are included for added clarity. Common charges like trash removal can be prorated among tenants. Accounts payable shows what you owe vendors and who’s been paid. Work orders can be converted into bills and then paid online. Automatic payments for recurring items to vendors can also be set up.
Leasing Tools
Buildium utilizes the Adobe Document Cloud to collect e-signatures for lease documents, and tenants can sign from the device of their choice. There are online templates for lease documents and addenda. Templates use auto-fill fields, so items like tenant names, rent amounts and dates populate automatically. Tenants can authorize their bank accounts or credit cards for rent payment and even set up an automatic payment schedule and submit maintenance requests.
What’s Missing With Buildium
Buildium is a great property management software provider geared toward helping property management firms manage their clients’ properties. However, it’s not right for small landlords who only want to manage one or two properties. It’s also not the most affordable option, so if cost is your number one consideration, then Avail may be a better alternative.
Buildium User Reviews
Buildium has a 5-star rating based on the average of 10 property management software reviews. Capterra gives Buildium 4.5 stars from nearly 1,000 reviews. Users on the Buildium reviews section like its self-help resources and free trial offer.
Where to Find Buildium
You can visit Buildium’s website to request a demo, and then sign up for its free 15-day trial. You input your basic information like name and contact information, and then the trial is customized around the number and types of properties you manage. The trial sign-up only takes 30 seconds.
AppFolio: Best Alternative to Buildium
AppFolio is an excellent option for property managers wanting to modernize their property management processes. Property managers who focus on multifamily, single-family, student housing, homeowners association (HOA), condos, or commercial property portfolios will appreciate AppFolio diversity in rental properties. This robust software is for managing more than 50 units with a minimum cost of $250 a month.
AppFolio Pricing
AppFolio pricing is generally set up as follows:
- Onboarding fee: Minimum of $400
- Monthly minimum: $250
- Per unit price: 80 cents to $1.50
AppFolio doesn’t offer tiered pricing but instead has a per-price unit for each type of property that it manages. All of its plans include all of the features it offers, so choosing a plan is dependent on the type of properties you manage and not the features you need. It has a minimum onboarding fee of $400, and it charges 80 cents to $1.50 per unit per month with a $250 monthly minimum.
Specifically, community associations are 80 cents per unit, per month, student housing is $1.25 per unit, per month, residential housing is $1.25 per unit, per month and commercial properties is $1.50 per unit, per month.
AppFolio Features
AppFolio combines rent collection tools, robust accounting, marketing tools, and maintenance request systems into one package. It emphasizes mobility, and all of its features can be used from any device on-the-go. It offers specific features for the different types of properties it manages like student housing as well as residential and commercial properties. Some of its features include online rent payments, ratio utility billing, 1099s, vacancy postings, and customizable online leases.
Marketing Tools
AppFolio has marketing tools that let you market your listing to tenants across different online platforms using one-click syndication, which lets property managers post one listing to multiple sites like Zillow and Craigslist easily. It also builds websites for your portfolio of properties, and you can customize unit specific sites for your vacancies, which gives your listings a professional edge.
Tenant Screening
Like the other property management software on our list, AppFolio offers tenant screening services. It offers built-in tenant screening software with a one-click service for property managers. You can customize your screening criteria with certain credit score and income requirements too. It also offers credit, eviction, and criminal background checks.
Accounting Tools
AppFolio offers some of the best accounting tools among our top property management software sites. It has flexible real-time reporting that is customized around your property management needs. You can enter your bills that need to be paid and set up one-time and recurring bill payments. It also offers budget tracking and income and expense tools for each property as well as quick bank reconciliations.
Leasing Tools
AppFolio offers a myriad of leasing tools that are in line with what Buildium offers like online templates, tenant maintenance requests, and online signature capability. In addition, it offers scheduled rental increase updates, task management for keeping track of the leasing process on each property, and tenants can purchase renter’s insurance on the site.
What’s Missing With AppFolio
AppFolio is great for managing your properties on the go. However, it’s not right for managing one or two properties because it has minimum monthly requirements and is not cost-effective.
AppFolio Property Management Software Reviews
AppFolio has 5 out of 5 stars for property management software reviews. This rating is based on the average of eight ratings on our AppFolio reviews page. Customers like that they can communicate with their tenants through the software.
Where to Find AppFolio
You can find AppFolio on its site by clicking on its orange “Get Started” button at the bottom of the page or click on its “Contact Us” button at the top of the page. You can also go to its free demo for more information before you sign up.
Yardi: Best Property Management Software for Commercial Property Managers
Yardi is our best property management for property managers that manage commercial properties including office complexes, senior living complexes, and apartment communities. It’s commonly used by large property management companies and is well-known in the real estate community. Yardi is right for property management companies that manage portfolios of commercial properties and large apartment complexes with 1,000 or more units.
Yardi Pricing
Pricing for Yardi has a minimum monthly charge of $250, but you must contact them directly to get a full quote. Your customized quote will be based on the type of properties you manage, the number of units and the features that you need. Its minimum monthly charge is comparable to AppFolio’s minimum monthly price.
Yardi Features
Yardi has a wide variety of features available that you can choose from based on the type and quantity of properties that you manage. It doesn’t have a tier system and, instead, offers the features you need to be customized for your properties. Some of its notable features are search engine marketing, online payment processing and renter’s insurance offered to tenants on its platform.
Marketing Tools
Yardi has an entire platform devoted to marketing vacant units. Its marketing platform includes tools to syndicate your properties across multiple sites. It also offers custom websites that you can use to market your properties. These custom websites are similar to the sites that AppFolio offers. Yardi also offers social media and classified postings and tips to get more exposure for your units, and it uses the latest SEO techniques.
Tenant Screening
Yardi has an online screening system that features comprehensive reports on the tenants and even makes a recommendation based on the data. It complies with all local and federal requirements when screening tenants and let the property managers choose what criteria to screen for such as credit check, employment verification, and criminal history. One of their options is Experian Rent Bureau which shows a previous tenant’s payment history.
Accounting Tools
Yardi offers accounting tools specifically set up for large property management companies. It includes things like revenue management, budgeting, forecasting, and construction management tools. The construction management tool helps manage construction timelines and expenses on a single unit or an entire complex. It offers the option of having a revenue manager help you with your accounting needs.
Leasing Tools
Yardi has leasing tools convenient to both the property manager and the tenant. Its leasing platform is similar to our other top providers and offers online lease documents and signing, online rental payments and maintenance requests. It also provides prospective tenants with real-time unit availability and pricing.
What’s Missing With Yardi
Yardi does a great job of providing property management software for property managers that manage 1,000 or more units. However, it’s not for small landlords or property managers that only manage one or a few properties. Instead, managers with only a few properties should consider Avail or Propertyware.
Yardi Property Management Software Reviews
Yardi has a 4-star out of 5 stars rating for property management software reviews. Its rating is based on three reviews. Customers like its customization features and how easy it is to manage properties from its software.
Where to Find Yardi
You can get set up to have Yardi help manage your rental by visiting its website. Visit it today to request more information for your custom property management software quote.
Rentec Direct: Best Property Management Software for Small to Mid-size Portfolios
Rentec Direct is a property management software that helps landlords manage more than 400,000 units. It has different types of software for landlords managing their properties and property managers managing its clients’ properties, which is helpful because they generally need different things. Rentec Direct is right for both landlords and property managers who manage a small-to-midsize portfolio of 10 to 2,500 units.
Rentec Direct Pricing
Rentec Direct doesn’t set its pricing up on a tier level; instead, it asks you to fill in the number of units you’re managing and give you a monthly price based on that. It doesn’t charge any setup fees, and there are no terms or contracts. Once you input the number of units you manage, you can choose from Rentec Pro or Rentec PM. Rentec Pro is for landlords and starts at $45 per month, and Rentec PM is for property managers and starts at $40 per month.
Rentec Direct Features
Rentec Direct provides comprehensive features for both property managers and landlords. It provides the basics of online payments, maintenance requests and accounting services. The main difference between its landlord and property management package is that the property management package also includes an owner portal, owner automated clearing house (ACH) payments, trust account reporting and community association manager (CAM) automatic charges.
Marketing Tools
Rentec Direct offers customizable websites for each of your properties, similar to the sites offered by TenantCloud and Yardi. It also offers a lead tracking tool that helps match prospective tenants to your vacant properties based on the tenant’s preferences and price range. It also emails tenants when one of your properties that fits their preferences becomes available. Rentec Direct syndicates your vacancies to the major real estate sites like Zillow and its affiliates helping you find new tenants fast.
Tenant Screening
Rentec Direct has its tenant screening software built into its platform. This means it’s accessible for landlords and property managers. With the click of a button, you can pull tenant’s credit reports, criminal background reports, and Social Security number verification. You can also check out their eviction history and employment verification.
Accounting Tools
To help with your property management software accounting needs, Rentec Direct has accounting tools like full general ledger accounting for properties, tenants and owners as well as a robust reporting system. It also has a built-in 1099-MISC e-filing system.
Leasing Tools
Rentec Direct has a comprehensive leasing and management system that lets tenants make maintenance requests on the portals, and landlords and property managers can collect rent payments. It also has online applications and can accept online application payments. You can communicate with your tenant through email and text messages on the portal.
What’s Missing With Rentec Direct
Rentec Direct is a viable option for landlords and property managers who have portfolios with at least 10 units. However, it’s not right for you if you have less than 10 units or more than 2,500 units. If you manage less than 10 units, you may want to try Avail.
Rentec Direct Property Management Software Reviews
Rentec Direct received 4.5 out of 5 stars for property management software reviews on Software Advice. This rating was based on 147 reviews. Landlords are saying the software is easy to use, and they like the co-applicant portal.
Where to Find Rentec Direct
You can find Rentec Direct by visiting its site and clicking on its “Sign Up” button at the top of the page. You can also contact the company through its contact section on the bottom of the page or sign up for a free trial.
Propertyware: Best Property Management Software for Single-family Homes
Propertyware found its niche in single-family homes and communities. It focuses on what the management needs of these types of properties are and offers them on a cloud-based service. Propertyware is right for you if you’re a property manager or a landlord who manages single-family homes. It’s geared toward managing a portfolio of 250 or more homes because it does have a minimum monthly fee.
Propertyware Pricing
Propertyware offers three different tiers of pricing, but it also has monthly minimums for each tier. Its entry-level pricing is $1/unit per month with a $250 per month minimum plus an implementation fee of twice the monthly subscription price. However, it does recommend reaching out to the company for specific pricing details, and if you want to customize your plan.
Propertyware Pricing & Features
| Tier | ||
|---|---|---|
| Basic | $1/month per unit with a $250/month minimum plus implementation fee 2x subscription price | Maintenance, tenant screening, marketing, unlimited storage, online payments, and accounting |
| Plus | $1.50/month per unit with a $350/month minimum plus implementation fee 2x subscription price | Basic features plus e-signature and inspections |
| Premium | $2/month per unit with a $450/month minimum plus implementation fee 2x subscription price | Plus features and maintenance projects and vendor portals |
Propertyware Features
Propertyware offers features in line with many of the property management software like online rental payments, online maintenance requests, tenant screening and marketing tools. It also offers some unique features including scheduling property inspections, a portal for vendors that are frequently used and maintenance projects scheduling and timelines.
Marketing Tools
Propertyware offers marketing tools similar to Avail like listing syndication across all major real estate sites and branded websites for your properties. It also offers some additional tools including a leasing management system where every lead is answered. It also tracks where your leads come from and schedules follow-up calls and emails to keep you organized and save time.
Tenant Screening
Propertyware offers an integrated tenant screening system that produces comprehensive and easy-to-read reports. Its tenant screening system is powered by LeasingDesk and complies with all federal housing rules and regulations. It offers background checks, credit reports, eviction history and employment verification with all of its plans. You can also customize your screening reports with your desired minimum qualifications.
Accounting Tools
Propertyware offers a flexible accounting solution for landlords and property managers. It has accounts receivable and accounts payable systems as well as bank reconciliations. Its robust accounting tool keeps track of payments for you, and you can create a custom budget. It also offers QuickBooks integration, which can save you time, and you can create custom accounting reports on the platform too.
Leasing Tools
Propertyware has a global contact center infrastructure, so you never miss a call from a prospective tenant. There are trained leasing specialists who know the details about your property, your vacancies, amenities, and pricing so that they can answer all of the prospective tenants’ questions. It also schedules on-site visits and answers questions that come from your website.
What’s Missing With Propertyware
Propertyware does a good job of helping landlords and property managers manage their portfolio of single-family homes or single-family home communities. However, it’s not right for you if you own commercial property, multifamily properties or even condos. It’s also not right for small landlords with one or two single-family homes because it has a minimum monthly fee of $250.
Propertyware Property Management Software Reviews
Propertyware received four out of five stars for property management software reviews. This rating is based on three reviews. Users liked that Propertyware makes it easy for tenants and landlords to communicate on the platform, and they liked the variety of features offered.
Where to Find Propertyware
You can find Propertyware by visiting its website and clicking on the red “Free Trial” button on the side of the page. You can also click on customer support or sales support or use the contact us section at the bottom of the page.
Bottom Line
We looked at dozens of property management software providers and chose our top nine based on their pricing structure, features and property management software reviews. Ultimately, we chose Avail as our top provider based on its reasonable pricing, multiple features, and ease of use.
If you need property management software, contact Avail. It offers a free 30-day trial and is ideal for both landlords and property management companies that manage one or 100 or more units. It can help you manage your properties, screen tenants, sign lease documents and so much more. Its basic plans start at $0 per month with $6 per additional unit.
Ryan Barone
May 10, 2019 at 5:50 pmI would love your take on rentredi.com. We already have landlords in actively managing in over 36 states with a 99% positive conversation rating on over 900 live chats with landlords 🙂
Laura Handrick
May 13, 2019 at 4:05 pmHi Ryan,
We can take a look at your business when we update the article in 2019.
Best!
Laura, Staff Writer
Phillip Livingston
October 5, 2018 at 3:07 pmCondo Control Central is also a great platform with a Property Managers and resident portal. It would make a great addition to this list, its feature-rich and highly customizable.
Kiah Treece
October 15, 2018 at 3:10 amThank you so much for your recommendation, Phillip. We’ll be sure to check out that platform next time we update our list!
Best,
Kiah
Malcom Deabrew
February 28, 2018 at 7:17 amHi William,
You might need to include Property Tree that is developed by Rockend, the leading provider of commercial property software in Australia and New Zealand. Property Tree is also a good cloud based property management software that provides real time data which is important for efficient and timely decision making. Users can also access data anytime anywhere even while travelling.
Laura Handrick
February 28, 2018 at 2:29 pmHi Malcom,
Thanks for sharing an option for our readers in Australia and New Zealand!
Laura, Staff Writer
Melissa
October 8, 2017 at 2:27 pmThere are several small landlord friendly applications. Renttropolis starts at $10 a month with most landlords / property management firms paying $29 a month. It includes many of the same offerings as the above mentioned packages.
Ian Atkins
November 16, 2017 at 1:04 pmHi Melissa,
Thanks for joining the conversation. We’ll have to consider them when we update our article. Do you currently use them?
Best,
Ian
Mathew Macfayden
October 4, 2016 at 4:45 pmI have used Rentpost as well just because you get a lot of the same features for a much better price.
Jeremy Marsan
October 8, 2016 at 11:24 pmHi Matthew,
From the looks of it, RentPost is priced about the same as Buildium with just a different structure. It starts at $29/mo for 25 units, whereas Buildium starts at $40/mo for 40 units. After that, both are roughly $1 per unit, until you get past 200 units.
Best,
Jeremy