Best Free Property Management Software
Three platforms offer genuinely useful free tiers for landlords: TurboTenant, Innago, and Stessa. Each covers a different set of tasks. Here is what each one gives you for free and when it makes sense to pay.
Quick Verdict
Best for Best free tier overall: TurboTenant
TurboTenant's free plan covers listing syndication, tenant applications, lease generation, maintenance tracking, and rent collection, so a landlord with 10 units handles every core task without spending a dollar on software.
Free plan includes syndication to Zillow, Zumper, Hotpads, and 10+ more. No monthly fee. No unit cap.
Free to start. No credit card required.
Free Tier Comparison
| Feature | TurboTenant | Innago |
|---|---|---|
| Listing syndication | Yes (Zillow, 10+) | Limited |
| Online applications | Yes | Yes |
| Tenant screening | a la carte (tenant fee) | a la carte (tenant fee) |
| Lease generation | Yes (state templates) | Yes (upload or template) |
| E-sign | 3/yr | Unlimited |
| Rent collection | Yes (1% ACH fee) | Yes ($2 ACH fee) |
| Accounting / P&L | Basic | Basic |
| Schedule E report | No | No |
| Maintenance requests | Yes | Yes |
| Paid upgrade available | Yes ($99/yr) | No (always free) |
| Unit cap | None | None |
Platform-by-Platform Breakdown
TurboTenant
Best Overall Free TierThe strongest free offering. Listing syndication to Zillow and 10+ platforms, state-specific lease templates, online applications, maintenance tracking, and rent collection are all included. The free plan limits you to 3 e-signs per year and charges tenants 1% for ACH payments. For most landlords at 1-20 units, the free plan is enough indefinitely.
Innago
Best True-Free PlatformInnago charges landlords nothing, ever. No paid tier, no annual plan, no unit cap. It covers applications, leases, rent collection, maintenance, and document storage. Revenue comes only from tenant payment processing ($2 ACH, 3.5% card). For landlords who want zero lifetime software cost, Innago is the cleanest option.
Stessa
Best Free AccountingStessa is not full property management software. It is accounting and portfolio analytics. The free plan includes bank feed integration, automatic expense categorization, P&L reporting, a net worth dashboard, and a Schedule E report for tax prep. Landlords who care about NOI tracking and tax prep pair Stessa with TurboTenant or Innago for the operational layer.
The Free Stack for Most Landlords
The best free combination covers every major task at zero monthly cost:
Listings and leasing
TurboTenant (free): syndication, applications, screening, leases
Rent collection
TurboTenant or Innago: online payments, auto-reminders
Accounting and tax
Stessa (free): bank feeds, P&L, Schedule E
Frequently Asked Questions
What is the best free property management software?
TurboTenant is the best free property management platform for most landlords. The free tier includes listing syndication, online applications, tenant screening, lease generation (with e-sign), maintenance requests, and rent collection. Innago is the best option if you want zero software cost forever with no upgrade path. Stessa is the best free accounting tool for rental properties.
What is actually free vs what has hidden fees?
TurboTenant free: all core features included, but charges tenants 1% for ACH payments and passes screening fees to applicants. Innago free: all features, charges tenants $2 per ACH or 3.5% for card. Stessa free: accounting and reporting only — no rent collection, no leases. All three are free for the landlord. The fees come from tenant-side transaction costs.
Can free property management software handle multiple units?
Yes. TurboTenant, Innago, and Stessa all have unlimited unit counts on their free plans. There is no per-unit fee and no tier upgrade required for additional properties. A landlord managing 50 units pays the same $0 as one managing 1 unit.
When should I upgrade from a free plan?
Upgrade TurboTenant to Pro ($99/year) when ACH fees become significant — at 10+ units collecting rent monthly, waiving the 1% ACH fee pays for the Pro plan in the first month. Upgrade Stessa to Essentials ($20/month) when you want rent collection integrated with your accounting. Stick with Innago free forever if zero landlord cost is the priority.