Property Management Software

Get the best property management software for your business. Compare product reviews, pricing below. Read our buyer’s guide for more help.

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AppFolio Property Manager Screenshot
AppFolio Property Manager provides mobile, all-in-one property management software for multifamily & single-family, commercial, student housing, homeowners & condo association, and mixed portfolio property managers to…
Price Range
$ $ · · ·
Starting Price
$0.80/month/unit
Client OS
Web
Deployment
Cloud Hosted
Buildium Screenshot
Buildium is the only property management software designed by property managers for property managers. Buildium’s all-in-one, cloud-based solution allows property managers to be more efficient and take control of every aspect…
Price Range
$ $ · · ·
Starting Price
$47/month
Client OS
Web, iOS, Android
Deployment
Cloud Hosted
MRI Commercial Suite Screenshot
MRI Commercial Suite is a standard in Commercial Property Management Software for corporate real estate departments and property managers. MRI Commercial Management improves internal efficiencies and provides precise…
Price Range
$ $ $ · ·
Client OS
Web, Windows
Deployment
Cloud Hosted
TenantCloud Screenshot
TenantCloud is an all-in-one rental accounting and management software that assists landlords with rent collection, rental accounting, vacancy listing, and property analysis reporting. This solution is cloud-based, allowing…
Price Range
$ · · · ·
Starting Price
$9/month
Client OS
Web
Deployment
Cloud Hosted
Rent Manager Screenshot
Rent Manager is advanced software designed to be completely self-contained with a powerful property management database, integrated accounting, contact management, work orders, marketing solutions, and much more. You no…
Price Range
$ $ · · ·
Client OS
Android, Mac, Web, Windows, iOS
Deployment
Cloud or On-Premises
Propertyware Screenshot
The leader in on-demand property management software, Propertyware empowers landlords and property management companies with the next-generation tools to drive optimum profitability from their real estate investments. This…
Price Range
$ $ · · ·
Starting Price
$1/month/unit
Client OS
Web
Deployment
Cloud Hosted
RenTec Screenshot
RenTec from RenTec Direct, designed for professional property managers, includes all the tools necessary for a professional property management firm to manage and track unlimited properties, owners, and tenants. RenTec is…
Price Range
$ $ · · ·
Starting Price
$40/month
Client OS
Web
Deployment
Cloud Hosted
Yardi Breeze Screenshot
Yardi Breeze is a property management system from Yardi Systems. This property management platform features a user-friendly design that’s perfect for small to mid-sized businesses. With Yardi, businesses can streamline online…
Price Range
$ $ · · ·
Starting Price
$1/month/unit
Client OS
Web
Deployment
Cloud Hosted
SimplifyEm Screenshot
SimplifyEm is a residential property management solution that allows property managers and landlords to track rental income and expenses, and tenant balances, as well as generate statements and send notices. Tenant screening…
Price Range
$ · · · ·
Starting Price
$20/month
Client OS
Web
Deployment
Cloud Hosted
Tenant File Screenshot
The Tenant File Property Management Software is for Owners or Managers of any rental property—including Single Family Homes, Multi-Family, Condos, Apartments, Office Buildings, Mobile Homes, Warehouses, and much more! The…
Price Range
$ · · · ·
Starting Price
$269.95 (perpetual license)
Client OS
Windows
Deployment
On-Premises
Property Manager Cloud Screenshot
Property Manager Cloud is a simple online property management software that lets you manage your real estate business from anywhere. Property Manager Cloud is the solution for landlords who handle a single unit to multiple…
Price Range
$ · · · ·
Starting Price
$15/month
Client OS
Web
Deployment
Cloud Hosted
PropertyBoss Screenshot
PropertyBoss lets you choose the best property management tools for your business whether you manage residential, multi-family, condo/co-op, student or military properties or any combination. An intuitive, yet powerful…
Price Range
$ $ · · ·
Starting Price
$100/month
Client OS
Windows, Web
Deployment
Cloud or On-Premises
Property Boulevard Screenshot
Property Boulevard is the most comprehensive, yet easy to use software for property management ever created. The differences between Property Boulevard and our competitors are so great and fundamentally important, that we are…
Price Range
$ $ $ · ·
Client OS
Windows
Deployment
Cloud or On-Premises
AMSI Property Management Suite Screenshot
Infor | AMSI Property Management Suite is a cloud-based residential and commercial property management software. Extensive industry knowledge allows AMSI to deliver proven, business-specific software solutions with experience…
Price Range
$ $ $ · ·
Client OS
Windows, Web
Deployment
Cloud or On-Premises
TurboTenant Screenshot
TurboTenant is a forever free property management tool that helps streamline your rental process. The software makes landlording easy by providing free landlord tool and free tenant screening. Rental Marketing; Online…
Price Range
$ · · · ·
Starting Price
$35/customer (perpetual license)
Client OS
Web
Deployment
Cloud Hosted
123Landlord Screenshot
123Landlord makes it unbelievably easy to manage all of your tenants & properties, collect payments and track rent due, and keep everything accessible any time, from any computer or device! Manage Tenants & Properties - Store…
Price Range
$ · · · ·
Starting Price
$7/month
Client OS
Web
Deployment
Cloud Hosted
RentPost Screenshot
RentPost is an online property management solution that makes it easy for owners to collect rent and manage work orders, and tenants to pay online. Use the Location filters to show only the contacts within a given city. …
Starting Price
$29/month
Client OS
Web
Deployment
Cloud Hosted
RentMagic Screenshot
Rent Magic Software Inc. offers three products bundled with great features to suit your needs: Rent Magic On-Premise; ManageUDA Enterprise Online; and ManageUDA Small Business Online. With Rent Magic On-Premise, the data is…
Price Range
$ $ · · ·
Starting Price
$550/year
Client OS
Mac, Windows
Deployment
On-Premises
Property Genie Screenshot
Property Genie is an advanced residential property management system that can be fully integrated with QuickBooks for accounting. The property management tool acts as a fully integrated option for accounting, ACH deposits…
Price Range
$ $ · · ·
Starting Price
$80/month
Client OS
Web
Deployment
Cloud Hosted
Point2 Property Manager Screenshot
P2PM is an affordable, web based rental property management software system for property owners and managers. From a single-family home to multi-unit communities, P2PM delivers the power and knowledge of decades of management…
Price Range
$ $ · · ·
Starting Price
$1/month/unit
Client OS
Web
Deployment
Cloud Hosted

We searched and searched, but we couldn’t find any products in our database that match your criteria. Perhaps our team of software experts can help? They’d be happy to provide a list of free property management software recommendations that meet your exact requirements.

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Property Management Software Buyer’s Guide

Running a successful property management operation is no small feat. Any number of business challenges keep property managers awake at night. How to fill vacancies? What can be done to ensure timely, full rent collection? Will property repairs, acquisitions, or improvements justify the return? To complicate things just a bit further, owners and investors want to know the answers too! After all, they know they have options. Savvy property management companies are increasingly utilizing robust software solutions to gain a competitive edge.

This guide offers information on the following topics:

What Is Property Management Software?

Property management software helps manage income and expenses involved in managing both residential and commerical properties, such as collecting rent and handling proper maintenance. Common features of property management software include trust accounting, maintenance, inspections, tenant portals for communication, and reporting.

Property management software can help save time and money by giving you all the tools needed to maintain the health of your real estate assets and provide a better service to your tenants. Property management software can be used by a single landlord managing a few units, or by a large real estate portfolio managing thousands of apartment buildings.

What types of business challenges do property management software options address? There are property management solutions that address back-end accounting, payment processing, investment management, tenant tracking, work orders, complex reporting, and beyond.

Property showing log Property Genie Property Management Software
Set up appointment showings in Property Genie.

Features of Property Management Software

Let’s take a closer look at some of the most important capabilities provided in property management software programs:

  • Accounting: Handles check writing, management of receivables and collections, bank reconciliations, top-level financial reporting, and fixed asset depreciation.
  • Rent collection: Allows access to credit card payment portals and the ability to establish electronic (ACH) payments. Keep track of which payments cover fees and/or security deposits.
  • Tenant management: Track tenant information and optimize the relationship. Store contact info, payment and service history, renewals, and rent increase schedules. Tenant screening functionalities can also be available to analyze credit data and criminal histories.
  • Work order management: Manage service work, preventative maintenance, and unit prep work. Coordinate work performed with internal staff, in addition to work subcontracted to outside vendors. Scheduling features optimize availability of labor and equipment to make sure work is being performed as efficiently as possible.
  • Property tracking: Track property assets and value, vacancies, tenant histories, property descriptions, previous improvements, and work, as well as ownership and investment information.
  • Investment management: Track and report on ownership and investment data. Track investments, handle disbursements, and even identify new investors. Online owner portals provide owners a snapshot view of their investment data.
  • Prospect tracking: Find new tenants by databasing contact info, posting vacancy ads, scheduling showings, and coordinating with interested potential tenants. Can be thought of as an industry-specific CRM software module.
Applicant Tracking PropertyBoss Property Management Software
Applicant tracking in PropertyBoss.

Benefits of Property Management Software

Robust property management solutions are becoming increasingly more accessible. Many features, which just a few years ago were reserved for only the most sophisticated, enterprise solutions, are now available to property management businesses of all sizes and software budgets. Software providers are leveraging many of the following tools to help property managers run their business more efficiently:

  • Business intelligence dashboards
  • Web portals
  • Automation features
  • Improved system integration
  • Customizable alerts
  • Mobile access

What Does Your Business Need?

Property management companies come in all shapes and sizes of course. That’s a big part of the reason there is no one single answer to which property management software is the best. If you’re managing a large portfolio of industrial or office-oriented commercial space, your needs are different than if you manage a small set of single-family residences. Still, there are many common challenges. No matter your needs, software solutions are being designed to reinforce operating best practices and help your company become more profitable.

  • New Buyers and Small Businesses: These businesses, or even a single individual, may manage one or more single family homes and/or a small apartment complex. Getting started with an accounting system that can handle collecting rent payments, and tracking the basic expenses involved with being a landlord (such as general maintenance) will allow you to see how much profit you’re making in your investments.
  • Managers of Multiple Buildings: Companies that are managing multiple different buildings and a larger amount of units are going to desire functionalities to not only help save money but also make their lives easier. Advanced property management options include portals for tenants to log in and pay rent, submit maintenance requests, sign leases, and more. The system may also include a service portion, which will including a scheduling tool to ensure the proper maintenance workers are taking care of pressing issues at various locations as they occur.
  • Large Companies: If the business is a part of a larger corporate real estate entity and manages thousands of units, you’ll likely look for an enterprise level property management option or perhaps a complete ERP software option. The solution will need to be synced in with some real estate development features, as businesses of this size tend to have a development division and look to expand into new areas and properties. A strong focus should be put on reporting functionalities that can help the business make better decisions and lower costs.

Best Small Business Property Management Software

When shopping for solutions, it’s easy to be overwhelmed by the amount of options intended for larger companies that manage upwards of 100+ units and have minimum pricing of a few hundred dollars. A landlord managing a small amount of units or properties will want to take advantage of the benefits of a property management software. These benefits will ease the burden of managing the properties, and include features such as tracking rent, scheduling maintenance and repairs, screening applicants, and paying vendors.

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Rentec Direct
Rentec Direct Screenshot
Price Range
$ $ · · ·
Starting Price
$40/month
Client OS
Web
Deployment
Cloud Hosted
What We Like
Strong focus on private landlords
No setup fees or contracts
Free version available (Rentec Basic)
What We Don’t Like
ACH reporting can be confusing
Support only available for US-based customers
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123Landlord
123Landlord Screenshot
Price Range
$ · · · ·
Starting Price
$7/month
Client OS
Web
Deployment
Cloud Hosted
What We Like
No per-unit pricing
All plans include same features
Supports ACH and credit card payments
What We Don’t Like
Limited support
Online payments need to be synced with invoices

Rentec Direct is great choice for both landlords and property managers. The software was originally designed to be a simple and free application for streamlining the operations of a small rental business. Because of these roots, their paid options have no setup fees and no contracts. It’s now grown into a robust platform for managing properties, with built-in reporting and accounting that can be customized to fit your business, work order management, and vacancy filling via marketing tools.

Rentec can be tried via their free version, Rentec Basic, which is best used for small landlords with under 10 properties. Rentec Pro is their paid option for landlords and apartment owners, while Rentec PM is designed for property managers who manage on behalf of owners. All products from Rentec can easily be upgraded or downgraded to one another, making Rentec a great choice for those just getting started as well as something you can grow into.

123Landlord is a simple and basic property management tool. Unlike most software that will charge a cost per unit, 123Landlord groups their products into number of tenants. For example, 5 or less tenants will use the Basic product, while 12 or less tenants uses professional. All versions include the same level of features, so your costs will only increase if you cross into the next threshold based on your total tenants.

Best Free Property Management Software

Many paid property management solutions have a free version available. However, these solutions are not without limitations. For example, a free solution might only be a limited free trial. Otherwise, a free solution may only be a slimmed down version of their paid option. These are intended to leave you wanting more so you’ll purchase the paid version.

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TenantCloud
TenantCloud Screenshot
Price Range
$ · · · ·
Starting Price
$9/month
Client OS
Web
Deployment
Cloud Hosted
What We Like
Basic accounting
Online payments
Maintenance requests
What We Don’t Like
Free version is limited to 75 units
QuickBooks integration is a paid feature
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TurboTenant
TurboTenant Screenshot
Price Range
$ · · · ·
Starting Price
$35/customer (perpetual license)
Client OS
Web
Deployment
Cloud Hosted
What We Like
Free rental marketing to dozens of sites
Criminal, credit, and eviction report
What We Don’t Like
Service features cost extra
Infrequent notifications of new applicants
No rent collection capabilities

TenantCloud is a free cloud property management software that can be used by both landlords and tenants. Landlords have the ability to receive online payments, screen applicants, manage finances, and get a free listing website. Meanwhile, tenants can submit rental applications, pay rent online and keep a detailed record of payments, and submit maintenance requests.

The free version of TenantCloud is best used by landlords who have under 75 units. This version allows for 1 user and up to 10 custom templates for rental agreements and notices. The paid version starts at $9/month.

TurboTenant is a great free tool for streamlining your rental process. It’s strengths include screening tenants, marketing your rentals, and receiving applications. The professional listing page can easily showcase your units and let your prospects submit applications quickly and easily.

While TurboTenant is free to landlords (with the exeption of some additional service features), the cost of applications is simply passed on to the applicant, who will spend $35-45 depending on whether you need an eviction report or not.

Best Rental Property Management Software

Rental property management software can be as simple or advanced as needed, providing rent collection, accounting, and maintenance into one combined option. Advanced systems will provide a layer of automation, or tenant portals that provide a way for online payments.

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Buildium
Buildium Screenshot
Price Range
$ $ · · ·
Starting Price
$47/month
Client OS
iOS, Android, Web
Deployment
Cloud Hosted
What We Like
Scalable (can be used for 1 unit or 5,000 units)
Core package includes all features
Annual pricing option saves 10% on cost
What We Don’t Like
A la carte pricing for certain features
Electronic leases only free with Plus version
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Rent Manager
Rent Manager Screenshot
Price Range
$ $ · · ·
Client OS
Windows, Mac, iOS, Android, Web
Deployment
Cloud or On-Premises
What We Like
Integration with AvidXchange for AP automation
Open API
What We Don’t Like
Limited availability of online help topics
Not many options to run batch operations
Adding customizations is complicated

Buildium is a complete property management solution designed by property managers. The software handles property accounting, company financials, reporting, as well as handling online payments with both a tenant portal and an owner portal. Buildium is best used by residential rental management companies given it’s scalability in how many units can be managed.

Buildium starts at $47/month, but has a unique a la carte fee structure that really only makes the software worth it if you manage at least 50 properties. For example, while managing 1 unit costs $47/month, managing 50 units is only $31 more at $78/month. They do have a “Pro” version which includes free EFT payments, free bank account setup, and free electronic leases.

RentManger helps track finances, list vacancies, screen tenants, manage repairs, pay bills, and collect rent. RentManager is great for property managers require a heavy level of customization in the software, which is great for those with rental portfolios that have a unique combination of properties.

The program is completely self-contained, meaning it should be the only solution you’ll need to manage your rental properties. On top of that, the solution provides a strong web portal suite that gives your tenants and prospects the ability to submit online applications, pay their rent, submit work orders, and more.

Want more options? Check out our list of best rental property management software options.

Best Commercial Property Management Software

Commercial property management companies look to benefit from features that are built with their unique needs in mind. These features help attract new property owners to utilize their services, help reduce vacancy days at properties, streamline the leasing process, and respond to maintenance requests quickly.

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AppFolio Property Manager
AppFolio Property Manager Screenshot
Price Range
$ $ · · ·
Starting Price
$0.80/month/unit
Client OS
Web
Deployment
Cloud Hosted
What We Like
Strong CAM features
Customized commercial reporting
Online payments
What We Don’t Like
No outside CRM integrations
Hard to customize electronic leases
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MRI Commercial Suite
MRI Commercial Suite Screenshot
Client OS
Web
Deployment
Cloud Hosted
What We Like
Strong leasing capabilities
Real estate investment accounting
Continuously updated
What We Don’t Like
Online version has limited features
Dated user interface

AppFolio’s commercial property management option is built to deal with more complicated leases, specialized reporting, CAM reconciliations, and more. The commercial management view displays fields that are more relevant to a commercial property management company, such as square footage, rent per square foot, monthly rent amounts, and occupancy status. The software helps post vacancies to your website and syncs with 3rd party hosting sites. You can also easily establish rent increases based on the terms of the lease.

Appfolio is completely web-based and starts at $1.50/unit/month for commercial properties. There is a $250 minimum charge each month, so you’ll get the most value if you are managing over 167 units per month.

MRI Commercial Suite helps centralize building, suite, and lease information exclusively for commercial properties. The software has been implemented into many commercial operations and has helped reduce operating costs, improve strategic planning, and bring a level of automation into the business.

The commerical real estate management tool from MRI has a strong lease calculation tool which includes clauses, breakpoints, offsets, estimated payments, and recoveries. Additional reporting and data visualization capabilities can help you gain insight and improve your decision making.

Want more options? Check out our list of best commercial property management software.

Best Online Property Management Software

Online, or cloud property management software provides the benefits of reduced startup costs through a subscription-based pricing model, greater accessibility with at-home and mobile access, and easier collaboration with your colleagues with real-time edits and cloud storage.

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Propertyware
Propertyware Screenshot
Price Range
$ $ · · ·
Starting Price
$1/month/unit
Client OS
Web
Deployment
Cloud Hosted
What We Like
Heavy customization options
New utility billing features
Tenant portal available via mobile app
What We Don’t Like
Steep learning curve
$250/month minimum
Website not included
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Yardi Breeze
Yardi Breeze Screenshot
Price Range
$ $ · · ·
Starting Price
$1/month/unit
Client OS
Web
Deployment
Cloud Hosted
What We Like
RENTCafé integration for online listings
Robust mobile app
Easy import from spreadsheets
What We Don’t Like
Newer software still working out the kinks
Lack of customization in reporting

Propertyware is a completely web-based system providing flexible pricing and fully-integrated accounting, marketing, and maintenance features. Propertyware is a fantastic choice for a fast-growing company that is looking to expand to more properties and units.

Propertyware provides one of the most flexible reporting options among property management tools, including the ability to create custom fields (in contrast to solution with static reports with no content or layout customization options). The solution also has automatic email notifications for owners and tenants, owner ACH contributions via an owner portal, and an overall more robust feel.

Yardi Breeze is the newest offering from Yardi, who has been in the property management game for 30 years with their Voyager and Genesis2 product. The Breeze product was created for smaller businesses who desried an easy to use online solution to manage their properties.

While the program hasn’t been around as long as others, the Yardi name behind it gives confidence that any growing pains will be minimal. The solution offers a low starting cost of $1/unit/month, can be used for both residential and commercial properties, and includes a strong mobile functionality.

QuickBooks as Property Management Software

Using QuickBooks Online as a property management tool is possible for a property manager handling small to midsize properties. Desktop versions of Quickbooks allow you to set up company and customer files as various properties. This will allow you to handle tasks such as collecting rent from tenants and paying property owners and management companies, on top of any fees involved in property maintenance.

The above video demonstrates just how you can set up your Quickbooks Desktop to manage buildings and units within them.

If the property management business is comprised of several large properties or multiple complexes, it is advised you look into a more advanced system. A professional property manager could be better off finding a trust accounting system. Once rent is received from the tenants, it needs to be disbursed to the property owners. This money should be kept in its own account and separate from any account that is used to pay expenses. Any money also received from the owners for the work you’ve done (your management fee) should be put into your own account. QuickBooks lacks this type of account management and is why it can be difficult to manage multiple properties using QuickBooks.

Common Pain Points

  • Dealing with Vacancies. In order to ensure full ROI on your property investment, you’ll want to ensure any available units are leased out and empty units do not stay empty long. Most software can also set reminders to let you know when units are 60 days from a lease expiring, which can prompt you to handle a renewal with a current tenant, or get a unit listed on the market. Look for property management software that lets you manage your rental listings via popular property listing websites (such as Craiglist or Apartments.com) as well as maintain up to date and accurate information on available units on any company website or Facebook page you may manage.
  • Timely response to maintenance issues. Many tenants may feel dissatisfied with their property manager if they are slow to respond to repairs and other issues in the unit. A quality property management software will not only allow for work orders to be created, but it will include a level of interaction between the tenant and landlord. Online portals can let tenants submit a maintenance request on their own time, and also let them monitor the response. Rather than leaving a message on an answering machine after office hours, the tenant knows that their work order has been digitally received, and later accepted and assigned to a technician. At the office, it lets you assign various levels of priority, from a routine drywall patch to an emergency flooding situation, and ensure it’s been handed off to an appropriately skilled technician who can go on site.
  • Properly managing the “hidden” finances. Security deposits that are collected will need to be returned to a tenant once they have moved out, sans any money withheld for needed repairs the tenant may be responsible for. A smart property management solution can help pave the way for these funds to be kept in a separate bank account that accumulates interest, or some other investment account. The solution will also make sure the appropriate taxes are calculated and taken care of by year-end or track any sort of depreciation on assets (such as the buildings themselves).
  • Knowing your demographic. Customer service has become a lost art in property management, but keeping your tenants happy is the best way to ensure they resign a lease and keep the money flowing in your direction. Not only that, but the demographics for renters is skewing younger and younger. And tenants in a younger age bracket will often want high tech solutions. Ignoring this demand puts your company at risk of appearing outdated and thus unattractive to a renter.
  • The prevalence of mobile technology. Almost everyone is connected in somewhere to the web. In today’s day and age, it’s hard to imagine a property management company operating without a website. And now, software solutions are starting to offer mobile apps for tenants and prospects. These mobile apps should allow the tenant to have all the functionality they are used to on a company website, such as paying rent, reviewing lease terms, and submitting work orders. For prospects, they should be able to view apartment availability and submit applications.
  • Augmented and virtual reality. Many industries are jumping on the virtual reality wagon, so much that it’s projected to become a $29.7 billion dollar industry. And real estate is starting to take advantage of this. Companies like Matterport already allow for 360-degree visualizations of homes to be created. Special cameras pick up every aspect of a room and give prospective tenants the ability to go on a 3D virtual tour of a listing. Similar to Google Maps’ street view, you can drag and drop your mouse to get the exact view you’d like of a room, instead of relying on the photos posted on the property management website. Property managers don’t need to gain access to any special technology to have these features available in their listings. Companies like Facebook now allows for 3D and 360 photos to be taken with any mobile device and grants anyone the ability to “move” around the photo.