Best Property Management Software
We tested six platforms across rent collection, tenant screening, lease management, accounting, and maintenance. Rankings are based on features per dollar, not who pays for placement.
Quick Verdict
Best for Most landlords: TurboTenant
Free tier covers rent collection, lease generation, and tenant screening, so a landlord with 10 units never pays a monthly fee to run the administrative side of the portfolio.
Used by over 1 million landlords. Free plan includes online applications, maintenance tracking, and lease templates.
Free to start. No credit card required.
Top Picks by Portfolio Size
TurboTenant
Best Overall9.4/10Free — $99/yr · Independent landlords, 1-50 units
Free tier covers every core task. Paid plan adds unlimited e-sign and ACH for $99/year — less than most platforms charge per month.
AppFolio
Best for 200+ Units9.1/10$298+/mo · Professional property managers
Per-unit pricing gets competitive at scale. AI leasing tools cut showing time. The $298 minimum makes it a poor fit below 200 units.
Buildium
Best for Growth8.7/10$55-460+/mo · 20-200 unit portfolios
Flat monthly fee beats per-unit models between 20-200 units. The built-in accounting satisfies most state trust ledger requirements.
Stessa
Best for Accounting8.3/10Free — $65/mo · Buy-and-hold landlords
Free tier generates Schedule E reports automatically. Bank-feed integration tracks every expense in real time so tax prep takes hours, not days.
RentRedi
Best Budget Option7.8/10$19.95/mo · Budget landlords, unlimited units
Flat $20/month covers unlimited units with a dedicated tenant app. Not as feature-deep as TurboTenant Pro, but costs less than a single tenant screening report per month.
Innago
Best Free Platform7.5/10Free · Landlords who want zero software cost
Truly free. Revenue comes from tenant fees, not landlord subscriptions. Covers rent collection, leases, and maintenance for an unlimited number of units.
Feature Comparison Table
Side-by-side on the features that matter most at each stage of portfolio growth.
| Feature | TurboTenant |
|---|---|
| Free tier | Yes (full features) |
| Starting price | Free / $99/yr Pro |
| Per-unit fee | None |
| Online rent collection | Yes |
| Tenant screening | Yes (a la carte) |
| Lease generation | Yes |
| Accounting / P&L | Basic |
| Maintenance portal | Yes |
| AI leasing tools | No |
| Best unit range | 1-50 |
How We Ranked Each Platform
Per-unit cost at scale
30%What you pay at 5, 20, 100, and 200 units on each plan tier
Core feature depth
25%Rent collection, leases, screening, maintenance — does the free or base tier cover the core job?
Accounting capability
20%P&L reporting, Schedule E prep, trust ledger compliance for professional PMs
Ease of use
15%Onboarding time, tenant-facing experience, mobile usability
Support quality
10%Response time, live chat vs email only, documentation depth
Frequently Asked Questions
What is the best property management software overall?
TurboTenant is the best overall for landlords managing 1-50 units. The free tier covers online applications, lease generation, and rent collection. Paid plans add unlimited e-sign and ACH. At 200+ units, AppFolio wins on per-unit economics and AI leasing tools.
Which property management software has the best accounting?
Stessa has the deepest accounting for landlords who prioritize financials. It tracks income, expenses, depreciation, and generates a Schedule E report. Buildium adds full property accounting with trust ledgers, which professional property managers need for state compliance.
What property management software is free?
Innago is completely free with no paid tiers. It makes revenue on tenant fees (3.5% for card payments, $2 for ACH). TurboTenant and Stessa both have free tiers with meaningful features. AppFolio and Buildium have no free tier.
Which is better: TurboTenant or AppFolio?
TurboTenant is better for independent landlords with under 100 units. AppFolio is better for professional property managers at 200+ units. AppFolio's $298/month minimum makes it uneconomical below that threshold. See our full TurboTenant vs AppFolio comparison for detailed breakdowns.
Does property management software handle maintenance requests?
Most platforms handle basic maintenance requests. TurboTenant, RentRedi, and Innago include maintenance portals in their base plans. Buildium and AppFolio add work order routing, vendor management, and maintenance analytics. AppFolio charges an extra $3/unit/month for its maintenance contact center.
Can property management software replace a property manager?
Software handles the administrative layer: rent collection, lease generation, applications, screening, and maintenance tracking. It does not handle physical inspections, lease negotiations, legal disputes, or tenant relations. Self-managing landlords typically save 8-10% of gross rent by using software instead of a property manager.