The best property management software for small landlords can help you organize and streamline your rental property management. Digital tools aren’t just for big fish in the landlord business. Online solutions are essential for landlords at every level, whether you’re operating one, three, or 10 units.
Rental property software for small landlords can help you overcome common management headaches, from missed payments to manual tenant screening. But which landlord software is right for you?
To help answer that question, we’ve ranked each of the 10 best property management software for small landlords based on the core needs and concerns of small businesses. Let’s get into it.
Who Will Benefit From This Guide?
We created this guide with small businesses in mind, specifically:
- Landlords with 1-10 rental property units
- DIY rental owners without a full-time property manager
- Anyone looking to ditch spreadsheets, streamline rent, or start using digital leases
- Rental property owners who are ready to scale their businesses without the added manual work
Use this guide to determine the best property management software for small landlords so that you can access the benefits of digital workflows.
Best Property Management Software for Small Landlords
#1: TurboTenant
TurboTenant is a leading rental property management software for all landlords, big and small. TurboTenant’s free plan includes a mobile app, property listing, rent collection, rental applications, maintenance coordination, and tenant screening. At the time of writing, paid packages start at $9.92 per month.
TurboTenant’s rental advertising tools are among the best on the market. Rental listings automatically syndicate across platforms like Redfin and Apartments.com, and landlords receive an average of 28 leads per listing. This feature allows you to place new renters quickly and improve your rental turnover, without the need for long vacancies or inefficient advertising.
TurboTenant also partners with RentButter to deliver comprehensive tenant screening reports that are up to 99% accurate. After you’ve selected the right applicant, you can then fill out rental leases, communicate with your tenants, track maintenance needs, and much more, all in one easy-to-navigate hub.
In our opinion, TurboTenant is the best option for first-time, growing, and budget-conscious landlords. The free tier is a great starting point for smaller landlords with fewer than 10 properties, and you can easily upgrade to a different plan as your portfolio requires.
Pros: Scaling your business? Paid plans cover unlimited leases, allowing TurboTenant to grow with you.
Cons: To access certain features, such as accounting and bookkeeping, users must pay an extra fee.
User reviews: “The step-by-step guidance, along with providing and sending the correct paperwork for signing, made a huge difference” — Juanita L.
“TurboTenant is the only way to go, whether you’re the potential renter or the owner of the property. Everything is black and white, you can customize to your specific needs.” — Edgar P.
#2: TenantCloud
Known for its automation and accounting capabilities, TenantCloud enables you to list properties, collect rent, and screen tenants, all in one organized place. At the time of writing, TenantCloud starts at $16.50 per month. And while they don’t offer a free membership, users can try its features with a 14-day free trial.
Like TurboTenant, TenantCloud provides a one-stop shop for rental property management. TenantCloud’s online rent collection tool is invaluable for landlords looking to start accepting and tracking digital payments. Users can easily make the switch to TenantCloud’s purpose-built rent collection software rather than using unreliable payment methods and tracking with spreadsheets.
Additionally, TenantCloud’s maintenance coordination feature allows landlords to track request status and communicate directly with tenants and vendors working on the property, enabling you to keep a close eye on job costs and maintain thorough records of all property maintenance, so you don’t fall behind on routine tasks.
TenantCloud works best for landlords who are open to paid software and can dedicate time to learning the program. It’s also an excellent choice for growth-focused landlords, since TenantCloud can address many management needs without too many paid add-ons.
Pros: TenantCloud’s visual dashboard helps you gather information about your properties at a glance. Automation includes messaging, rent collection, and reporting tools.
Cons: TenantCloud may require some time to learn, especially if you’re not familiar with landlord software. Some reviews highlight inaccuracies in tenant screening.
User reviews: “I was hesitant to start paying for this as I only manage a few properties, but I find it very useful to manage the whole process all in one place.” — Rahul S.
“It showed that a tenant didn’t have an eviction, but they did.” — Chrisi H.
#3: RentRedi
RentRedi takes a mobile-first approach. The app covers everything from rent collection and tenant screening to maintenance requests and tenant communications. At the time of writing, RentRedi offers a subscription-based flat pricing starting at $5 per month.
Though RentRedi is designed with landlords’ needs in mind, the program also provides a seamless, stress-free rental experience for tenants. RentRedi offers advantages, including a soft credit check during tenant screening, automatic rent payments, and on-time rent reporting to help build good credit.
For landlords, meanwhile, RentRedi also offers a particularly robust accounting tool through REI Hub. Landlords can benefit from automatic payment and expense tracking, simplifying the bookkeeping process. REI Hub also provides plenty of customization options and insights into your overall rental portfolio performance.
RentRedi is ideal for on-the-go landlords seeking an app-first experience that allows them to manage everything from their phone. Both the mobile app and the desktop program’s user interfaces are highly intuitive and easy to figure out.
Pros: The app enables landlords to manage their properties from anywhere, and the desktop version provides added flexibility when landlords prefer to use a computer.
Cons: Currently, RentRedi doesn’t offer a free plan. Some user reviews report a long wait time for rent payments.
User reviews: “Super easy and quick. My tenants were able to download the app and quickly make transactions. Easy process that really helped me to focus on other things.” — Gerald D.
“Payment system for tenants has a long delay period.”— Karen L.
#4: Landlord Studio
Landlord Studio primarily focuses on accounting, automated income tracking, tax reporting, receipts, and expenses. At the time of writing, Landlord Studio offers a free plan and paid plans starting at $12 per month.
Landlord Studio’s accounting tool includes options for bank account synchronization and for tracking expenses and income. Plus, during tax season, landlords can easily generate forms like Schedule E on the platform, making it a breeze to file. These tools are also noticeably user-friendly, so you don’t have to struggle to learn a new program.
In addition to its financial tools, Landlord Studio offers features such as rental advertising, digital leasing, and maintenance tracking to stay up to date on your properties’ needs. Though Landlord Studio has its downsides (for example, international landlords may struggle to use many of its features), users can still expect all the essentials of rental property management in one low-cost package.
All in all, Landlord Studio is a good fit for landlords who value financial tools and also require general management capabilities.
Pros: Landlord Studio is easy to use and less expensive than QuickBooks, allowing small businesses to access robust accounting tools within their property management software.
Cons: If you’re already using QuickBooks, it may not make sense to opt for Landlord Studio, as many of its tools will overlap.
User reviews: “We were looking for an app to help us stay on top of everything, including the maintenance and everything in between. Landlord Studio has been great for that.” — Katie T.
“We chose Landlord Studio because it was simple to use for keeping our rent receipts and tax records.” — Chad I.
#5: Innago
Innago is a good solution for small landlords seeking simplicity and ease of use. Its features are well-rounded, allowing you to create and manage rental applications, collect rent payments, and e-sign lease agreements. At the time of writing, Innago is free for landlords. However, tenants must pay a screening fee.
Innago offers an impressive set of rental tools at no cost to landlords. To start, landlords can automate many aspects of property management, such as sending rent reminders and charging late fees. Landlords can also manage commercial properties on Innago, enabling a wider range of uses.
Given that Innago is free, it’s an excellent choice for landlords who want to try property management software on a budget or who only need assistance with a few core processes. However, some tools can be basic, so you might need different software if you have complex management needs.
Pros: Innago is free, user-friendly, and offers good customer support.
Cons: Innago’s accounting features aren’t robust, so you may need to use an external integration like QuickBooks. Since the software passes fees to tenants, it could lead to tenant dissatisfaction.
User reviews: “I manage two properties on here, and it gives me a handle on everything I need in one place. The user-friendly site is also a big plus when starting off.” — Michael V.
“This software is great but somewhat limited.” — Jordan B.
#6: Avail (by Realtor.com)
Purpose-built for DIY landlords, Avail offers custom leases, rent collection tools, maintenance tracking, and tenant screening. At the time of writing, the baseline plan is free, and the paid tier costs $9 per month per unit.
While Avail’s property management software capabilities are pretty standard on the basic plan, the company provides a wide range of customization options for landlords who upgrade to a paid membership. You can adjust lease agreements, choose to waive ACH deposit charges for tenants, and even create unique websites for your rental properties.
With that said, Avail does have a few downsides. Users have reported trouble with the software’s customer service, as priority support is only available to landlords who upgrade to a paid membership. Plus, while Avail’s rental advertising, applications, and screening features are powerful, the software’s accounting offerings are somewhat limited. Avail also doesn’t have a dedicated mobile app, making it less convenient for landlords to manage on the go.
With transparent pricing and easy upgrades, Avail is a good option for landlords with one to 10 units. The costs can increase significantly for landlords with larger portfolios, though, so Avail may not be worth the spend in that case.
Pros: Avail is user-friendly, with a clean, easy-to-navigate dashboard and reliable tools.
Cons: Some online reviews state that Avail doesn’t allow landlords to view leases that tenants haven’t yet completed.
User reviews: “As a new landlord without any experience, Avail taught me a lot and created a contract in a very easy way.” — Marcos A.
“I need to see the applications even if they’re incomplete. My potential renters are not very sophisticated and are unlikely to be able to fill in every blank. I’d like to see who is applying and work with them.” — Kellie E.
#7: Zillow Rental Manager
Known primarily for listings, Zillow Rental Manager includes rent collection and lease tools that help small businesses navigate leasing and moving out. At the time of writing, the software is available for free, with optional paid add-ons and enhancements.
Since Zillow Rental Manager is attached to Zillow, one of the best-known property marketing websites in the U.S., it should come as no surprise that rental advertising is one of the program’s strongest features. The platform’s expanded visibility and reach enable landlords to reach the largest possible audience with their listings, generating more leads and reducing vacancies.
Additionally, Zillow Rental Manager can help landlords with rental applications and tenant screening. Zillow partners with Experian to conduct soft credit checks and detailed background screening without impacting renters’ credit scores, encouraging tenants to apply to more properties.
Notably, though, Zillow Rental Manager doesn’t offer many of the features of other property management software. There’s no maintenance tracking or accounting whatsoever, so landlords who need these features may have to look elsewhere for additional tools.
Landlords who already use Zillow to market their listings can benefit the most from this platform. However, it’s far from a comprehensive option.
Pros: This software leverages the large tenant audience of the Zillow network, helping generate leads and build trust with renters.
Cons: Automation is limited, which may be a pain point for busy landlords. Since it doesn’t include accounting capabilities, you’ll need to use an external tool to manage and track finances.
User reviews: “Zillow simplifies the whole rental process from listing to leasing to applications and payments.” — Jeff C.
“The applications and associated renter reports are easy to review. I also like the auto-pay feature to simplify rent collection each month.” — Jolie B.
#8: Hemlane
Hemlane is an excellent option for remote landlords seeking to automate their leasing process. Automations include accounting, reminders, state-specific leasing, and maintenance coordination with local service professionals. At the time of writing, Hemlane offers a free tier. Paid packages start at $30 per month, with certain add-on features going up to $695.
Landlords can use Hemlane’s AI-powered listing generator to advertise rental properties quickly and easily. Hemlane also provides significant oversight of rental maintenance. A 24/7 call center for tenant questions, automatic troubleshooting, work order management, and more is available with higher-tier memberships. Though some landlords report that financial tracking (and customer service) can be limited, Hemlane’s other features may help offset this discrepancy.
If you’re just beginning rental property management, you can easily try Hemlane to help you get started. However, it may not be suitable for landlords with more advanced management needs.
Pros: Growing landlords can benefit from Hemlane’s 24/7 repair and management services that handle all tenant communications.
Cons: Hemlane currently lists its priced packages at premium rates. Some online reviews report negative experiences and poor customer service.
User reviews: “I travel a lot for business, and I can manage my units from anywhere in the world.” – Julian S.
“Hemlane found and placed a nightmare tenant, then it was hands off and my problem.” – Elaine L.
#9: Rentec Direct
Rentec Direct is known for its robust accounting tools and comprehensive financial reporting capabilities. This software syncs with your bank, includes tax tools, and integrates with QuickBooks. At the time of writing, Rentec Direct does not offer a free account option, and memberships start at $45 per month.
Beyond accounting, landlords can also access features such as robust rental advertising, with listings syndicated across Trulia, Zillow, and more to expand their reach. Rentec Direct also provides rental application capabilities so you can quickly convert leads to paying renters.
Once you’ve secured your tenants, you can handle tasks such as online rent collection, maintenance request management, and more through Rentec Direct’s central hub. Rentec Direct also offers a mobile app compatible with Android and iOS, allowing you to manage your properties from anywhere in the world.
As downsides, Rentec Direct doesn’t offer many customization options beyond a few choices for lease and application types. Plus, many landlords report having difficulty integrating the software with other programs and existing management methods.
With these features in mind, Rentec Direct is ideal for landlords who don’t require extensive customization and have 10 or more units, especially those who are familiar with landlord software.
Pros: Rentec Direct offers a mobile app, online rent collection via ACH, professional listing websites, and integration with popular listing websites.
Cons: The user interface can be complicated, making it less suitable for first-time users of landlord software.
User reviews: “Easy to use, reliable, and keeps everything, from rent payments to maintenance requests, organized in one place.” — Jon B.
“Software is great, and if I get in a bind, they are only a phone call away.” — Nick M.
#10: Propertyware
If you’re a landlord managing a more complex business, consider Propertyware. It’s built for single-family portfolios and professional landlords, offering excellent reporting capabilities, online leasing tools, maintenance, and accounting.
At the time of writing, pricing starts at $1 per month per unit (with a minimum monthly charge of $250), plus an implementation fee equal to twice the monthly subscription price. Additionally, certain features are only available as paid add-ons, such as the maintenance contact center, which costs $1.10 per unit per month and a $300 setup fee.
Unlike many other property management software, Propertyware allows for significant customization and offers a wide range of different options for landlords, so you don’t have to worry about being limited to basic lease agreements or rental applications. On the other hand, Propertyware is one of the oldest rental management software in the biz, and it shows in its somewhat outdated user interface.
Propertyware is ideal for landlords with portfolios of at least 250 units, since their monthly minimum price starts at $250. Not to mention that the add-ons can get expensive quickly, so landlords will need to see significant cash flow to offset the costs of using Propertyware.
Pros: Propertyware offers excellent customization capabilities, enabling landlords to tailor a package specifically to their needs and goals.
Cons: The higher price point may not be the best option for small businesses or landlords seeking affordability.
User reviews: “Automated our processes so that we could grow without having to double or quadruple our staff.” — Chris T.
“Propertyware has a lot more customization than I’ve seen in any other system.” — Zee B.
Factors We Used to Determine the Best of the Best
We prioritized your most important concerns, pain points, and goals to rank the best property management software for small landlords.
Ease of Use
Small landlords need rental property software built around a simple, intuitive design that doesn’t require hours of online classes to learn. We searched for rental software that was created with landlords in mind, so you don’t have to worry about overly complicated user interfaces.
Working with a program that you struggle to use can make your job as a landlord harder and cost you valuable time. So, while other property management software may offer stronger tools at the expense of the user experience, we only included programs that make it easy for landlords to learn the ropes.
Core Features
We looked for digital toolkits that include key features such as:
- Online rent collection
- Property marketing
- Rental applications
- Tenant background checks
- Lease management
- Landlord/tenant apps
While not every program listed here offers all of these tools, having these features can certainly give you a leg up in terms of the digital management process. We focused mainly on software that offers these key tools so you can handle most, if not all, aspects of property management in one place.
Cost
A great landlord software shouldn’t cost a fortune. We searched for free or cost-effective options for small businesses so you don’t have to worry about breaking the bank to find an efficient property management option.
Even with property management software on the more expensive side, we weighed the additional features against the cost to determine whether it’s worth the investment.
Automation Tools
From rent collection to lease oversight, landlords have to handle many property management tasks as quickly and efficiently as possible.
We’ve highlighted time-saving solutions that automate rent reminders and payments, receipts, and repair requests. This will help you maximize profits and spend more time focusing on the big-picture items.
Mobile Access
Life happens on the go, and you don’t always have time to stop at your computer. Easy-to-use mobile apps are essential for both landlords and tenants.
Though not every rental management software on this list offers an app, many are optimized for mobile browsers. Still, you’ll need to determine how much you prioritize mobile capabilities when choosing a program.
Landlord and Tenant Experience
We made sure that every piece of software on our list brings value to everyone involved. Some property management software focuses only on improving the landlord’s experience, leaving tenants out, which may discourage them from adopting your software altogether.
Generally speaking, good property management software should be secure and straightforward for both landlords and tenants to use, whether it’s for rent collection or lease signing. This simplicity encourages tenants to embrace your new workflow, because the best software in the world is useless if you can’t get your renters on board.
Reputation
We analyzed user reviews, customer support experiences, and real-world adoption rates to identify the top rental property software for small landlords. After all, you want to make sure that the right property management software offers everything you expect.
Though all the software on this list offers customer service in some form, some landlords will need more extensive support than others. Make sure to weigh each customer experience option against the others to make your decision.
Final Word: What to Consider When Making Your Pick
When selecting the best small landlord software for you, consider the following:
- Does it work with your number of units?
- Does it offer solutions for your pain points?
- Is it easy to use, without long hours of training?
For new landlords or first-time landlord software users, we recommend TurboTenant, Innago, or Avail due to their ease of use and well-rounded offerings.
FAQs: Small Landlord Software
What is property management software?
The best property management software for small landlords helps landlords with leasing, day-to-day tenant responsibilities, rent collection, and more.
What is the best software for private landlords?
TurboTenant, Innago, and Avail are generally the best property management software for small landlords. However, the best solution depends on the landlord’s needs, goals, and circumstances.
What do landlords benefit from property management apps?
- Time-saving automation tools
- Simplified rent collection and accounting
- The freedom and flexibility of digital tools
Can I use QuickBooks for property management?
No, QuickBooks is an accounting tool. It doesn’t cover leases, tenant screening, or rent collection.