This article introduces several property management software solutions for the benefit of anyone looking to make choice of what property management software is right for their use. The purpose of this article is to make the reader aware of as many products as possible and is not meant to be an exhaustive analysis. The reader is still expected to research each product and decide on their own which one is right for them when deploying such real estate investment strategies as buy, rent and hold.
The following is a list of the best residential property management software. The selection was for residential-type solutions only. Some of these products also offer commercial and other special housing solutions but is not addressed in this summary.
The summaries were based on information that was available at the time and not from the actual purchase or use of the software.
Pricing was taken at the time this article was written and may have changed. The pricing is based on monthly costs and not yearly costs which is normally cheaper per month.
If anyone notices any errors or would like to see another product added, please let me know in the comments below.
List of Property Management Software
1. Buildium
Buildium is a cloud-based property management software designed for properties of all types and sizes including residential, commercial, community, and student housing properties. It helps property managers streamline operations such as rent and lease management, accounting, and maintenance requests. It also offers a resident portal that tenants can use to pay rent, submit maintenance requests, and access lease documents.
Pros
- User-friendly interface that’s easy to navigate
- Excellent customer support
- Offers a wide range of features, including online payments, maintenance requests, and lease management
- Allows for online rent payments through multiple payment methods
- Offers an attractive resident portal that’s easy to use
Cons
- Some users may find the pricing to be higher than other property management software options
- Limited customization options compared to other software
- Some users may find the software to be slow or buggy at times
Price
- Essential: $52/month, includes basic features such as tenant screening, rent collection, and maintenance requests.
- Growth: $166/month, includes all features of the Essential plan, plus additional features such as e-signatures and custom reports.
- Premium: $479/month, includes all features of the Growth plan, plus Open API, insights-to-action, and the opportunity for money back in your pocket.
2. AppFolio Property Manager
AppFolio Property Manager is a cloud-based property management software solution designed for property managers, HOAs, and landlords. The platform offers tools for accounting, leasing, maintenance requests, tenant communication, and online rent payments.
Pros
- Provides a user-friendly interface that is easy to learn and use
- Offers robust accounting and financial reporting tools
- Provides features for leasing, maintenance requests, and tenant communication
- Offers a mobile app for both tenants and property managers
- Provides integrations with other software solutions
Cons
- The pricing may be expensive for some property managers or landlords
- Some features may not be as robust as other property management software solutions
- The customer support may not be as responsive as other providers
Pricing
- Core Plan: $1.40 per unit, per month, minimum $280 per month
- Plus Plan: $3.00 per unit, per month, minimum $1,500 per month
3. Yardi Breeze
Yardi Breeze is a cloud-based property management software solution designed for property managers and landlords. The platform offers tools for accounting, leasing, maintenance requests, tenant communication, and online rent payments.
Pros
- Provides a user-friendly interface that is easy to learn and use
- Offers robust accounting and financial reporting tools
- Provides features for leasing, maintenance requests, and tenant communication
- Offers a mobile app for both tenants and property managers
- Provides integrations with other software solutions
Cons
- The pricing may be expensive for some property managers or landlords
- Some features may not be as robust as other property management software solutions
- The customer support may not be as responsive as other providers
Pricing
- Breeze Plan: $1 per unit per month, minimum $100 per month includes basic features such as online rent collection, tenant screening, and maintenance requests.
- Breeze Premier Plan: $2 per unit per month, minimum $400 per month includes all features of the Core plan, plus additional features such as custom branding and custom reporting.
4. Rent Manager
Rent Manager is a cloud-based property management software solution designed for property managers, landlords, and real estate investors. The platform offers tools for accounting, leasing, maintenance requests, tenant communication, and online rent payments.
Pros
- Provides a user-friendly interface that is easy to learn and use
- Offers robust accounting and financial reporting tools
- Provides features for leasing, maintenance requests, and tenant communication
- Offers a mobile app for both tenants and property managers
- Provides integrations with other software solutions
Cons
- The pricing may be expensive for some property managers or landlords
- Some features may not be as robust as other property management software solutions
- The customer support may not be as responsive as other providers
Pricing
- Basic Plan: $1.00 per unit per month, minimum $200 per month
- Plus Plan: $1.50 per unit per month, minimum $300 per month
- Basic Plan: $2.25 per unit per month, minimum $450 per month
5. TenantCloud
TenantCloud is a cloud-based property management software solution designed for landlords, property managers, and tenants. The platform offers tools for accounting, leasing, maintenance requests, tenant communication, and online rent payments.
Pros
- Provides a user-friendly interface that is easy to learn and use
- Offers robust accounting and financial reporting tools
- Provides features for leasing, maintenance requests, and tenant communication
- Offers a free plan for up to 75 units with basic features
- Provides integrations with other software solutions
Cons
- Some features may not be as robust as other property management software solutions
- Customer support may not be as responsive as other providers
- Some advanced features may require a paid subscription
Pricing
- Free Plan: includes basic features.
- Starter Plan: $15 per month and includes everything in Free plus features such as premium leads and Google Calendar sync.
- Growth Plan: $50 per month and includes everything in Starter plus features such as an individual owner portal and a lease builder.
- Business Plan: Custom Pricing and includes everything in Growth plus features such as team and task management.
- Free trial of its premium plans, so users can try the software before committing to a pricing plan.
6. Propertyware
Propertyware is a cloud-based property management solution designed for property managers and real estate agents. It offers features like online rent payments, maintenance tracking, tenant screening, and leasing management.
Pros
- Provides a user-friendly interface that is easy to learn and use
- Offers robust accounting and financial reporting tools
- Provides features for leasing, maintenance requests, and tenant communication
- Offers a mobile app for both tenants and property managers
- Provides integrations with other software solutions
Cons
- The pricing may be expensive for some property managers or landlords
- Some features may not be as robust as other property management software solutions
- The customer support may not be as responsive as other providers
Price
- Basic Plan: $1.00 per unit per month with a minimum monthly fee of $250 and includes most property management functions
- Plus Plan: $1.50 per unit per month with a minimum monthly fee of $350 and includes everything from the Basic plan plus Two-Way Text Messaging, eSignature, and Inspections
- Premium Plan: $2.00 per unit per month with a minimum monthly fee of $450 and includes everything from the Plus plan plus Maintenance Projects and Vendor Portals
- Additional fees may apply for certain features and integrations.
7. SimplifyEm
SimplifyEm is a property management software that helps landlords and property managers to manage their rental properties. It offers a range of features to streamline tasks such as rent collection, tenant screening, maintenance requests, lease tracking, and accounting.
Pros
- The User-friendly interface makes it easy to use for landlords and property managers
- Offers a range of features to manage every aspect of rental properties, making it an all-in-one solution
- Affordable pricing options, making it a budget-friendly option for landlords and property managers
Cons
- Limited customization options compared to other property management software options
- Limited integrations with third-party apps
- Reporting options may not be as comprehensive as some other property management software options
Price
- P10 Plan: $25 per month for up to 10 units
- P20 Plan: $25 per month for up to 20 units
- P30 Plan: $25 per month for up to 30 units
- P50 Plan: $25 per month for up to 50 units
- P75 Plan: $25 per month for up to 75 units
- P100 Plan: $25 per month for up to 100 units
- SimplifyEm also offers a free trial so users can try the software before committing to a pricing plan.
8. Rentec Direct
Rentec Direct is a cloud-based property management software designed for property managers and landlords. It offers features like online rent payments, tenant screening, maintenance tracking, lease tracking, and accounting.
Pros
- Robust accounting and financial management tools
- Strong customer support and training resources
- Integrations with popular accounting software
- A range of customization options to tailor the software to the user’s needs.
- Rentec Direct’s pricing is competitive, making it an affordable option for landlords and property managers.
Cons
- Limited options for managing work orders
- Limited mobile app functionality
- Some users report occasional system errors and glitches
- does not integrate with as many third-party apps as some other property management software options.
- reporting options are not as robust as some other property management software options.
Price
- $45/month, includes up to 10 units, includes Complete Accounting & Reporting, Free Online Rent Payments, and Unlimited Tenants & Properties.
- $55/month, includes up to 25 units, includes Complete Accounting & Reporting, Free Online Rent Payments, and Unlimited Tenants & Properties.
- $65/month, includes up to 50 units, includes Complete Accounting & Reporting, Free Online Rent Payments, and Unlimited Tenants & Properties.
- $80/month, includes up to 60 units, includes Complete Accounting & Reporting, Free Online Rent Payments, and Unlimited Tenants & Properties.
…. and so on
Rentec Direct also offers a 2-week free trial of its software, so users can try the software before committing to a pricing plan.
9. Hemlane
Hemlane is a cloud-based property management software designed for landlords and property managers. It offers features like online rent payments, tenant screening, maintenance tracking, and leasing management.
It also provides Property Management services such as repair coordination and leasing.
Pros
- Affordable pricing with no setup fees or contracts
- Customizable reports and dashboards
- Mobile app functionality for on-the-go management
- Strong customer support and training resources
- Integrations with popular accounting software
Cons
- Limited options for customization and personalization
- Limited features compared to other property management software
- Some users report occasional system errors and glitches
Price
- Basic: Software Only: $2.50 per unit plus $34 per month, includes all software features.
- Essential: Software + 24/7 Repair Coordination: $15 per unit plus $34 per month, includes all Basic plus leases and repair coordination.
- Complete: Delegate the Day-To-Day: $40 per unit plus $34 per month, includes all Essential plus Full Repair Coordination, Network of Service Pros, and Local Leasin Agent.
10. TurboTenant
TurboTenant is a cloud-based property management software designed for landlords. It offers features like online rent payments, tenant screening, and leasing management.
Pros
- Free version available for landlords managing unlimited units
- Affordable pricing with no setup fees or contracts
- Customizable rental applications and lease agreements
- Strong customer support and training resources
- Integrations with popular accounting software
Cons
- Limited options for customization and personalization
- Limited features compared to other property management software
- Some users report occasional system errors and glitches
Price
- Free Plan: Includes most features like tenant screening and online rent payments. Honestly, this is everything you need.
- Premium Plan: Starting at $8.25 per month for lease management and other features.
- TurboTenant also offers a paid screening package for $55 per screening and paid by tenant.
11. RentPost
RentPost is a cloud-based property management software designed for property managers, landlords, and tenants. It offers features such as online rent collection, maintenance tracking, tenant screening, and lease management. The software is accessible on desktop and mobile devices.
Pros
- Provides a user-friendly interface and ease of use.
- Offers a wide range of property management tools.
- Automated tenant communication, maintenance requests, and rent collection.
- Provides real-time financial reporting, budget tracking, and forecasting.
- Offers customization options for the software interface.
Cons
- Does not offer a mobile app for iOS or Android devices.
- Some users may find the pricing to be slightly higher than competitors.
- Some features may not be included in the basic plan.
Pricing
RentPost offers a free 30-day trial. Pricing starts at $29 per month for the Cobalt plan and goes up to $249 per month for the Silver plan. The # of units, # of owner accounts and document storage increase with each plan.
12. RealPage
RealPage is a web-based property management software designed for multi-family properties, single-family homes, and commercial properties. It offers features such as tenant screening, online rent payment, maintenance tracking, and accounting.
Pros
- Provides a comprehensive set of features for property management.
- Offers a mobile app for both iOS and Android devices.
- Provides real-time access to financial reports and analytics.
- Offers a customizable dashboard that provides a personalized view of data.
- Integrates with multiple property management tools.
Cons
- Pricing is higher than some of its competitors.
- May require more training to learn and use the software effectively.
- Some users may find the software interface to be less intuitive.
Pricing
RealPage offers customized pricing based on the size and complexity of the property management company. Pricing starts at $300 per month.
13. Tenant File
Tenant File is a property management software that helps landlords manage rental properties, including tenant and lease management, rent collection, and maintenance requests.
Pros
- User-friendly interface with a straightforward setup process.
- The software allows users to send automatic rent reminders to tenants, making it easier to collect rent on time.
- Tenant File offers a mobile app that allows landlords to manage properties on-the-go.
- Provides various features like tracking property maintenance, generating financial reports, and handling tenant inquiries.
Cons
- Limited customer support options, such as email and phone support only being available during business hours.
- Some users reported that the software could be slow at times.
- Lacks integrations with some popular accounting software like QuickBooks and Xero.
Pricing
- Tenant File 100: $50 per momth for up to 100 units. Includes core features
- Tenant File 250: $100 per month for up to 250 units. Includes core features
Tenant File also offers optional add-ons for online payments and web access, which can be purchased separately.
14. Innago
Innago is a property management software designed for small to mid-sized landlords. The software offers features such as rent collection, tenant communication, and lease management.
Pros
- The software is free
- User-friendly interface with easy-to-use features, making it suitable for landlords with little to no experience in property management software.
- Allows landlords to customize lease agreements and rental applications to fit their specific needs.
- Provides automatic rent reminders and late fees, making rent collection more efficient.
- Innago offers free phone and email support to users.
Cons
- Limited features compared to other property management software, making it less suitable for larger landlords with more complex needs.
- The software does not provide a mobile app for landlords to manage properties on-the-go.
- The accounting features of the software are not as comprehensive as some of its competitors.
Pricing
- The actual property management software is 100% free.
- Innago charges 2.75% payment processing fee on credit card and debit card transactions.
15. Property Boulevard
Property Boulevard is a comprehensive property management software designed for mid to large-sized landlords and property management companies. The software offers features such as tenant and lease management, financial reporting, and maintenance tracking. The software can be deployed as a web-based or desktop solution.
Pros
- Offers a wide range of features suitable for larger property management companies.
- Provides integration with popular accounting software like QuickBooks and Microsoft Office.
- Offers a mobile app that allows landlords and property managers to manage properties on-the-go.
- Provides extensive reporting features that can help landlords track financial performance and make data-driven decisions.
Cons
- The software can be overwhelming for small landlords or those with limited property management experience.
- The setup process can be time-Consuming and require a significant amount of data entry.
- Some users reported occasional glitches with the software.
Pricing
- No pricing information is available on their web-site
Each plan comes with different features and benefits, and pricing may vary depending on the specific needs and requirements of the property management company.
16. Total Management
Total Management is a property management software designed for landlords and property management companies of all sizes. The software offers features such as tenant and lease management, rent collection, and maintenance tracking.
Pros
- Offers a comprehensive range of features suitable for landlords and property management companies of all sizes.
- Provides integration with popular accounting software like QuickBooks and Xero.
- Offers a mobile app that allows landlords and property managers to manage properties on-the-go.
- Provides extensive reporting features that can help landlords track financial performance and make data-driven decisions.
Cons
- Some users reported that the software can be slow at times.
- The pricing of the software can be expensive for landlords managing a small number of units.
- The setup process can be time-Consuming and require a significant amount of data entry.
Pricing
Total Management offers a tiered pricing model based on the number of units managed. The pricing starts at $1 per unit per month with a monthly minimum and a one-time setup fee.
17. Quicken Home and Business
Quicken Home and Business is a desktop-based financial software that has a property management component and is designed for landlords with up to 10 rental properties. The software offers features such as rent collection, tenant management, and financial tracking.
Pros
- Offers a comprehensive range of features suitable for small landlords with up to 10 properties.
- Provides integration with popular accounting software like QuickBooks.
- Provides extensive reporting features that can help landlords track financial performance and make data-driven decisions.
- Offers a one-time purchase fee with no ongoing subscription fees.
Cons
- The software is desktop-based, which can limit its accessibility for landlords who require on-the-go management.
- The software may not be suitable for landlords managing more than 10 rental properties.
- Some users reported occasional glitches with the software.
Pricing
Currently, Quicken Home and Business is available for a fee of $5.99 per month, billed annually for a 1-year subscription..
18. PropertyBoss
PropertyBoss is a property management software designed for landlords and property managers of all sizes. The software offers features such as rent collection, maintenance tracking, and accounting.
Pros
- Offers a comprehensive range of features suitable for landlords and property managers of all sizes.
- Provides an easy-to-use interface that is user-friendly.
- Offers integrations with popular accounting software like QuickBooks.
- Provides detailed financial reports that can help landlords and property managers analyze the financial performance of their properties.
Cons
- Some users may find the software to be more expensive than its competitors.
- The software may not be as intuitive as some of its competitors.
- Some users reported occasional glitches with the software.
Pricing
There is no pricing information on their website.
19. Property Manager Plus
PMplus by Realty Software is a property management software designed for property managers and landlords of all sizes. It offers features such as tenant and lease management, maintenance management, and more.
Pros
- PMplus offers a comprehensive set of features to manage all aspects of property management.
- The software allows users to generate custom reports to track the performance of properties and tenants.
- PMplus offers automated rent collection and payment processing, saving property managers time and hassle.
- The software offers flexible pricing plans to fit the needs of small to large property management companies.
Cons
- The software has an outdated user interface and design that may not appeal to all users.
- The software has limited integration with other third-party software, which may be a drawback for property managers who rely on other tools.
Price
PMplus offers a free trial period after which pricing starts at $98 per year for up to 15 units. There are tiered pricing plans available based on the number of units managed up to $2,800 per year for unlimited units.
20. Rent Redi
Rent Redi is a cloud-based property management software designed for landlords with small to medium-sized portfolios. The software offers features such as online rent collection, tenant screening, and maintenance tracking.
Pros
- Offers a comprehensive range of features suitable for landlords with small to medium-sized portfolios.
- Provides a user-friendly interface that is easy to navigate.
- Offers integrations with popular accounting software like QuickBooks.
- Provides detailed financial reports that can help landlords analyze the financial performance of their properties.
- Affordable pricing plans for landlords on a budget.
Cons
- Some users may find the software to be limited in features compared to its competitors.
- The software may not be as intuitive as some of its competitors.
- Some users reported occasional glitches with the software.
Pricing
Rent Redi offers a pricing model based on the number of months purchased. The pricing starts at $9 per month for annual plan, $15 per month for the 6 month plan and $19 per month for the monthly plan.
21. Property Vista
Property Vista is a cloud-based property management software designed for landlords and property managers of all sizes. The software offers features such as tenant screening, rent collection, and maintenance tracking.
Pros
- Offers a comprehensive range of features suitable for landlords and property managers of all sizes.
- Provides an easy-to-use interface that is user-friendly.
- Offers integrations with popular accounting software like QuickBooks.
- Provides detailed financial reports that can help landlords and property managers analyze the financial performance of their properties.
Cons
- Some users may find the software to be more expensive than its competitors.
- The software may not be as intuitive as some of its competitors.
- Some users reported occasional glitches with the software.
Pricing
Property Vista offers a tiered pricing model based on the number of units managed. The pricing starts at $1.50 per unit per month for basic features and $2.50 per unit per month for advanced features.
22. ResMan
ResMan is a property management software solution designed for multifamily and commercial property managers, providing tools to manage leasing, accounting, maintenance, and reporting.
Pros
- Comprehensive solution with tools for leasing, accounting, maintenance, and reporting
- Offers customizable reports and dashboards for monitoring portfolio performance and compliance
- Provides a mobile app for on-the-go access to property data and management tools
- Integrates with other ResMan software solutions for enhanced functionality.
Cons
- Some users have reported occasional technical issues and slow response times from customer support
- May not be suitable for smaller property portfolios or single properties.
Pricing
Pricing for ResMan is not available on their website, but they offer a free demo and customized pricing based on the number of units and features selected.
23. Console Cloud
Console Cloud is a cloud-based property management software solution designed for real estate agencies, property managers, and landlords. The platform offers tools for lease management, maintenance requests, financial reporting, and tenant communication.
Console Cloud is property management and trust accounting software made smarter, with advanced automation designed for seamless property management.
Pros
- Provides a user-friendly interface that is easy to learn and use
- Offers customizable dashboards and reports
- Offers features for lease management, maintenance requests, and tenant communication
- Provides mobile apps for both tenants and landlords
- Offers a variety of integrations with other software solutions
Cons
- The pricing may be expensive for some property managers or landlords
- Some features may not be as robust as other property management software solutions
- The customer support may not be as responsive as other providers
Pricing
Console Cloud offers different pricing plans,
- Accelerate Plan: $1 per unit per month with a minimum spend of $225 per month. Includes a;ll the essentials.
- Premium Plan: $1.50 per unit mper momnth and a minimum spoend of $375. Includes everything in Accelerate plus more features like inbound communications.
- Enterpise Plan: Customized pricing. Includes everything in Premium plus more features like Custom Integrations and Single Sign On.
24. MRI Software
MRI Software is a property management software solution designed for commercial and residential property managers, providing tools to manage leasing, accounting, maintenance, and reporting.
Pros
- Comprehensive solution with tools for leasing, accounting, maintenance, and reporting
- Offers customizable reports and dashboards for monitoring portfolio performance and compliance
- Provides a mobile app for on-the-go access to property data and management tools
- Integrates with other MRI Software solutions for enhanced functionality.
Cons
- May not be suitable for smaller property portfolios or single properties
- Pricing may be higher compared to other property management software solutions
- Some users have reported occasional technical issues and slow response times from customer support.
Pricing
Pricing for MRI Software is not available on their website, but they offer a free demo and customized pricing based on the number of units and features selected.
25. SKYLINE Property Management
SKYLINE Property Management is a property management software solution designed for commercial and residential property managers, providing tools to manage leasing, accounting, maintenance, and reporting.
Pros
- Comprehensive solution with tools for leasing, accounting, maintenance, and reporting
- Offers customizable reports and dashboards for monitoring portfolio performance and compliance
- Provides a mobile app for on-the-go access to property data and management tools
- Integrates with other SKYLINE Property Management software solutions for enhanced functionality.
Cons
- May not be suitable for smaller property portfolios or single properties
- Pricing may be higher compared to other property management software solutions
- Some users have reported occasional technical issues and slow response times from customer support.
Pricing
Pricing for SKYLINE Property Management is not available on their website, but they offer a free demo and customized pricing based on the number of units and features selected.
26. MiProperty Portal
MiPropertyPortal is a property management software designed to help property managers and landlords manage their properties efficiently. This product is for Canadian use only.
MiPropertyPortal offers a range of features, including property listings, tenant management, rent collection, maintenance requests, and financial reporting, making it a comprehensive solution for property management.
Pros
- Has an intuitive interface that is easy to use, even for those without a technical background.
- Allows property managers to customize their workflows and automate certain tasks, such as rent collection and maintenance requests.
- Offers customer support to help property managers with any questions or issues they may encounter.
Cons
- MiPropertyPortal has limited integration with third-party software, which may be inconvenient for property managers who use other tools.
- The software can be expensive, especially for smaller property management companies.
- The software is for Canadians only.
Price
MiPropertyPortal offers 3 plans
- Silver Plan: $.089 / unit / per month with a monthly fee of $69 which includes a lots of features such as tenant screening, rent collection and lease management.
- Gold Plan: $1.19 / unit / per month with a monthly fee of $69 which includes everything in Silver and such features as owners portal and workorder management.
- Platinum Plan: $1.39 / unit / per month with a monthly base fee of $69 which includes everything in Gold and such features as inspections and bank reconciliation.
What is Property Management
Property management is the activities associated with managing a rental property and the associated tenants. This includes everything from screening tenants, collecting rentals, maintaining the property, dealing with owners, and many other activities.
Property management software is software that helps manage a lot of these functions and in some cases actually automates some of the functions, like rent collection for example.
Summary
That concludes the list of property management software.
There were several software solutions to choose from. Some are better suited for small and medium-sized portfolios and some are more suited for larger operations.
Some of the offerings are very robust and are more expensive. Other products provide almost as much functionality but are less expensive.
Some of the products offer a completely free solution with a paid solution available once you reach a certain number of units.
One solution that was completely free was Innago which is an excellent deal.
A couple of the solutions are desktop solutions if that is more appealing to you.
Disclosure: I may receive affiliate compensation for some of the links at no cost to you if you decide to purchase a paid plan. This site is not intending to provide financial advice. This is for entertainment and information only.
