The Best Self Storage Management Software
We compared the best self-storage software by what it actually costs, from free, transaction-based platforms to per-unit pricing for growing portfolios. Whether you run a small self-storage facility or manage several locations, we break down key features like online rentals, payment reminders, and gate access.
- Full automation with modern architecture
- Scalable with easy data migration
- User-friendly interface
- Effective tenant tracking
- Extensive billing features
- Instant move-in and online rental capabilities
- Strong automation tools
- Very customizable
- Modern user interface
We evaluated these solutions for a variety of self-storage facilities, from small single-building ventures to large climate-controlled operations. Our review considers features such as automated billing, virtual unit maps, and online booking tools that adapt to self-storage businesses of any size.
- 6Storage: Best Overall
- Storable Edge: Best for Unmanned Facilities
- Storeganise: Best Customization Options
- Yardi Breeze: Best Marketing Tools
- CCStorage: Best Budget Option
- Unit Trac: Best for Facility Mapping
6Storage - Best Overall
6Storage earned our top spot by combining online rentals, access control, and website design in a single platform starting at $0.75/unit/month. Its per-unit pricing keeps costs low whether you run one small facility or have several locations across states. And as you grow, 6Storage makes it easy to add more sites and units without switching systems or changing how your team works.
The software includes a user-friendly interface for potential tenants; you can customize the portal with messaging, branding, and your preferred payment options, like Stripe, Fortis, Moneris, or ACH. Customers can filter storage units by desired size, location, and monthly rate. From there, they can confirm their move-in date and invoice period, whether on a monthly or annual basis.
6Storage automatically generates a lease agreement with your customer’s personal information, identity verification, and any unit specifics. Your tenants can sign and pay for the lease online, saving your company time and effort in managing paperwork and correcting errors. From that point on, the portal serves as a personal dashboard for your tenants, where they can view lease agreements and update their personal info.
While the portal features a mobile-first design, 6Storage does not have a dedicated mobile app. This may limit on-the-go access for some facility managers, though 6Storage does have a responsive web design accessible via mobile browsers.
Storable Edge - Best for Unmanned Facilities
Storable Edge, formerly storEDGE, is built for unmanned and semi-manned self-storage facilities, with a customer relationship management system that lets you manage tenant communications and payments without on-site staff. It even supports full contactless move-ins when you pair Edge with Storable’s Websites and Access Control add-ons.
The CRM tool includes automated messaging triggered by newly-signed leases, rent-due alerts, and delinquency warnings. You can even configure these based on your preferences, like using email for policy changes or SMS for overdue payment notices. Additionally, tenants can reply directly to SMS communications with two-way texting. The software automatically records these responses, so you can respond to questions or requests and manage them right from the CRM dashboard.
Edge provides comprehensive tenant interaction logging for other activities, such as rate adjustments, notices, and failed payments. Set up automated delinquency notices and reminders for missed payments. The system records each interaction, creating a reliable history for each tenant and making it easier for remote facilities to manage efficiently.
Storeganise - Best Customization Options
Storeganise includes several customization features that help automate and tailor the system to fit your business. For example, add custom fields to any module, like extra tenant details, lead sources in the CRM, or specialized unit types. And for emails and invoices, it lets you include your branding and format templates to show the info you want. This way, regardless of what data you need on the system, you can add it.
Another way Storeganise lets you customize the platform is through its Open API. This is a great option if you’re particularly tech-savvy and want to build your own custom integrations. It also integrates with Zapier, so you can build no-code workflows like syncing new tenants to HubSpot or marking invoices as paid when payments land in Xero. For example, an overdue rental payment can automatically create a task for your team to follow up and send an email reminding your tenant to pay.
Storeganise features several other customization options, such as a marketing website, no-code automations, and editable reports. That said, if you’re looking for something more standardized, 6Storage or Yardi Breeze may be better fits. Pricing for Storeganise starts at $90/month billed annually, and there’s no setup fee.
Yardi Breeze - Best Marketing Tools
Yardi Breeze provides automated marketing tools that help growing self-storage companies manage multiple listings across platforms. You can access all your unit listings from a single interface; when you make price adjustments or other changes, this system automatically updates listings across all connected ILS platforms and sites, such as StorageCafe.com.
Additionally, you can customize your listings extensively. Write descriptions highlighting sizes and any amenities offered. Upload multiple images and define custom attributes for each unit, including security measures, climate control, or accessibility features. Last, set promotional offerings and competitive pricing and let the software adjust rates dynamically based on market conditions.
After syndication, Yardi Breeze analyzes listing performance so you can track views and leads. This gives you insights into shaping your future advertising strategies. Track key performance metrics:
- Lead Generation: Monitor the number of inquiries different listing platforms generate to determine which sites are most effective in attracting tenants.
- Marketing Campaign Performance: Assess the effectiveness of different marketing campaigns to get a clear overview of ROI and refine your efforts.
- Conversion Rates: See how many leads convert to actual rentals so you can pinpoint potential bottlenecks in your marketing funnel.
If you operate other properties beyond self-storage, Yardi is a great option because it supports multiple property types. That said, the self-storage edition runs on Yardi Breeze Premier, which requires a custom quote, unlike many of the other packages it offers. The actual cost varies based on the number of units you manage and any specific features you require.
CCStorage - Best Budget Option
CCStorage charges no monthly software fees to use its platform. Instead, it makes money through its higher payment processing fees, with tenants paying a 3.99% fee on card payments and 1.75% on ACH payments with no required fees for the business. For a small or start-up self-storage operation, that means you can start managing units without a recurring software expense.
The free version covers what most teams need to get started, including online rentals, a tenant portal, a site map, reporting, recurring billing with autopay, and automated email and text notifications. It also integrates with common gate access systems at no extra charge, including DoorKing, PTI, OpenTech, SpiderDoor, Noke, and Sentinel. That said, you should expect costs from other optional services. If you want to host a rental website, CCStorage will charge $99/month for a basic site or $250/month for a local boosted site.
Additionally, when first setting up the platform, expect a one-time setup fee ranging from $99 to $499, depending on the level of customization and data migration you need. If you want advanced features or the ability to scale to multiple facilities in the future, CCStorage can work, but other options on this list will scale better.
Unit Trac - Best for Facility Mapping
Unit Trac includes an intuitive site map that supports the day-to-day management of self-storage facilities. The interactive facility map gives you a real-time color-coded overview of each unit’s status, whether it’s occupied, vacant, past due, or reserved. And the map isn’t just visual: it’s functional. You’re able to access important information like lease information and handle simple tasks like assigning units for move-ins and invoicing customers for monthly rent without switching between modules.
The system was designed to minimize manual tasks by supporting automated invoicing, scheduled payment reminders, and an online payment portal. With this portal, tenants can rent units online, sign leases electronically, and access a self-service portal to review payment history and manage billing information.
While Unit Trac provides access to a custom website to host your listing online, it doesn’t offer the advanced marketing tools or automations that other leading systems, like Storable Edge, provide. That said, with unlimited users, pricing from $0.70/unit/month, and no setup fees or contracts, Unit Trac is a great option for small or startup self-storage facilities that need a real-time visual map without the overhead.
Other Systems We Like
- SiteLink by Storable is one of the longest-standing and most popular systems on the market, and is still one of the most widely used. While the interface is dated at this point, it’s still a top option for large, established operators that value functionality over looks. It has a large third-party marketplace for integrations and is highly customizable to fit nuanced workflows.
Systems We Don’t Recommend
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QuickBooks Online: QuickBooks is a great accounting system that many self-storage businesses use to manage their finances. However, it does not offer facility management tools like a unit map, gate access control, or online booking support. Users should integrate it with other systems on this list to make QuickBooks viable.
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RealPage Commercial: RealPage Commercial is a property management software specialized for commercial rental and mixed-use properties. It offers tools tailored to the commercial property industry, like tracking and automating CAM (common area maintenance) fees that self-storage managers will never utilize. Commercial property management helps properties like office buildings and retail centers, not self-storage units.
What is Self-Storage Software?
Self-storage management software allows facility managers to track vacant and occupied storage units, monitor facility access, and automate invoicing. These systems often feature interactive facility maps that show the status of each storage unit, whether it’s vacant, has overdue rental payments, or is occupied and in good standing. Unit status updates in real time, which helps with marketing open units and following up on late payments. At their core, these are more self-storage specific versions of general property management systems.
Many self-storage software vendors also offer website design services. Their websites are designed to integrate with their software solutions, which allows self-storage facility owners to accept online rentals and electronic signatures and collect payments. A tenant portal is often included for tenants to view their account information and set up recurring payments.
The software often integrates with various types of hardware and software to help you manage all of your self-storage operations. Some common integrations include:
- Gate Control Systems
- Accounting Software like QuickBooks
- Credit Card Processors
- Driver’s License Scanners
Key Features
| Feature | Description |
|---|---|
| Online Payment Processing | Accept tenant payments via ACH bank account transfers or credit cards. Tenants can set up autopay to avoid late fees. |
| Online Rentals | Give tenants access to real-time storage unit availability and let them reserve or rent their unit online. Collect electronic signatures for facility contracts. |
| Invoicing | Automatically send invoices via paper mail or email. Set a schedule for recurring invoices to be sent out at specific times. |
| Access Control Integration | Connect your software to gate keypads and smart locks so tenants get access codes at move-in and lose access automatically when they fall behind on rent. |
| Rate Management | Set rents by unit type, run promotions, and schedule rate increases for existing tenants. Some systems automate increases. |
| Multi-Location Management | Manage several facilities from one account, with reporting broken out by location. |
| Auction Manager | Track the number of days the rent is past due and flag the unit for auction after a set amount of time. Send warnings about late payments, market upcoming auctions, and schedule the auctions. |
| Facility Maps | Create interactive facility maps that show you the locations, specifications, and availability of your storage units. |
| Customer Relationship Management (CRM) | Maintain tenant contact and payment information and signed contracts, as well as contact information for new leads. Communicate with tenants via automated emails and text messaging. |
Benefits
Some of the benefits of implementing a self-storage solution include:
Reduced Overhead with Online Applications and Payment Processing
Self-storage management systems make it easy for tenants and new leads to submit their information online. Automating payment and application processes allows you to save time on unnecessary paperwork.
Existing tenants can sign up for access to the tenant portal, where they can make payments or update their contact information. Tenants can also set automatic recurring payments so they won’t have to worry about them down the road.
Self-storage systems process payments from various methods, including credit cards, electronic checks, and more. Some software solutions integrate with other payment processors, like PayPal, giving your tenants another secure way to pay their bills.
The software will automatically notify your tenants when a payment is due or late. The system can also automatically add late fees as needed.
New customers can apply for a storage unit through your website. The software will collect all information from the potential tenant, including residence information and contact information. The applicant can also add driver’s license numbers for a background check. Potential tenants can choose their own move-in date and pick out a unit based on the website’s availability list. The system also collects electronic signatures for the lease contracts.
Better Access Control for Your Storage Facilities
Self-storage facility management software integrates with gate systems, allowing you to control access to the facility. PINs or passcodes can be set up to allow tenants access to the facility without the assistance of an employee. Cloud access control systems allow you to change a tenant’s permissions from anywhere. If a tenant is late on payments, the system can temporarily deny them access to the storage facility.
Self-storage software also provides you with data about who accessed the gate and when they accessed it. This allows you to monitor who is going in and out to ensure that only authorized personnel are using the facility.
Improved Insight into Unit Status with Interactive Facility Maps
The facility maps in self-storage software provide property managers with a detailed view of the facility layout and status of each storage unit. These maps are often color-coded to show whether a storage unit is in good standing, vacant, has past-due invoices, or has a lien. Being able to clearly see available and unavailable units makes it easy to assign vacant units to new customers. Units with overdue rental payments can have notifications sent to the customer automatically to prevent the unit from being auctioned off.
These interactive maps typically provide more information when a specific storage unit is selected. They provide information such as the tenant’s name and contact information, the price of the storage unit, and its dimensions.
Pricing
Self-storage software pricing typically ranges from $1,000 to $10,000 per year with larger operations exceeding $100,000 per year. Actual costs depend on the number of facilities and units you manage. Most platforms follow a SaaS pricing model with monthly or annual billing cycles. Pricing often scales based on unit count, feature set, and number of facilities.
Below is a general pricing breakdown:
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Low Tier ($1,000-4,000/year): Designed for single-facility operators with up to 100 units. Products like Unit Trac and 6Storage offer core features like online rentals and invoicing at lower monthly costs.
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Mid Tier ($4,000-12,000/year): Suited for mid-sized businesses, managing 1-3 buildings and up to 500 units. Solutions like Storable Edge and Storable Easy may include features for more automation and CRM/marketing tools.
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High Tier ($12,000-50,000/year): Built for self-storage operators managing multiple locations with complex needs. Products in this range offer deep integrations with ERP systems, advanced reporting, and custom configurations.
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Enterprise ($50,000-100,000+/year): Designed for large, multi-state portfolios with thousands of units. These platforms often include advanced revenue management, call center tools, and ERP functionality.
Other Costs to Consider
- Credit Card Processing Fees: Many self-storage systems include integrated payment processing. Expect credit card transaction fees to range between 2.5% and 3.5% per transaction. Some vendors partner with specific processors while others may be processor-agnostic.
- Setup Fees: Many platforms charge a one-time onboarding or setup fee to cover initial data import, custom configuration, training, and website setup. These fees usually range from $250 to $5,000.
- Add-on or Optional Modules: For some vendors, not all features are included in the base price. Some common add-on services or features are: gate access integration, SEO marketing services, call center services, accounting/ QuickBooks integrations, and custom website development.
Is Self-Storage Software Free?
Not usually. Most self-storage software charges a monthly subscription, a per-unit fee, or both. The only exception we found is CCStorage, which charges no software fees and instead passes card and ACH processing fees on to tenants. Other systems, like Unit Trac, offer free trials or a free demo so you can test the software before you pay.
