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Here's a 2024 list of the best property management software for small landlords. To be considered, the software has to offer:
- Demo or free trial - Small landlords have the opportunity to "try before they buy," allowing you to experience firsthand how the software performs in real-world scenarios. This trial ensures that the software not only meets your operational needs but also integrates seamlessly with your existing technology stack.
- Affordable pricing - you may be working with a limited budgets, making affordable pricing essential. You want software that provides excellent value for the money, ideally featuring customizable pricing plans that can adapt to your evolving needs.
- At least a 4-star rating from reputable sites - The software received high ratings from reputable review platforms such as Capterra, Software Advice, and app stores, indicating strong user satisfaction and credibility. Positive reviews reflect effectiveness and reliability, making it a trusted choice.
- Ease of use - The software should feature an intuitive user interface that is straightforward to learn and navigate, reducing the time required for training and adaptation.
- Features & integration capabilities - The software boasts a robust suite of features and offers extensive integration capabilities, allowing you to seamlessly connect with other essential tools and services. This functionality enhances operational efficiency and provides a comprehensive, all-in-one solution for managing rental properties.
- Scalability - you may aim to expand your property portfolio, so, it's beneficial to choose software that scales easily. Such software should accommodate additional properties or various types of properties without significantly increasing costs or complexity.
As a real estate investor or property manager with a small portfolio, it can be easy to fall into the trap of managing your properties manually. You know, the good ol’ Excel spreadsheet.
There’s no denying that it works better than keeping tabs from your smartphone’s Notes app. Even if you’re managing a few properties, there are better solutions available.
Now being that you're a small landlord, let’s start with some of the best free plans.
Best Free Plan
Several property management tools offer a free demo or, in some cases, a 100% free property management software. Keep in mind that while a free plan sounds like a great starting point, the options below do tend to be limited in terms of features.
However, if you don’t have the budget to spend right now on software, these could be a good way to get your feet wet.
1. Avail
Avail is a good option that has a more comprehensive feature set for the property management process.
Avail offers a free plan with an unlimited number of units. If you want to get many of their more valuable features, it will cost you $7 per unit per month. Their Unlimited Plus paid plan is pricey, even compared to some of the higher-end options on this list.
One of Avail's advantages is that it has a decent UI that’s easy to maneuver. It can be challenging to get started, because Avail doesn’t offer many tutorials or a competent knowledge base for learning how the software works.
Features include:
- Online rent payments
- Work order management
- Tenant screening
- Automatic listings
Avail pricing
2. Landlordy
If you’re looking for a simple solution that you can take with you on your smartphone, Landlordy is a good option.
Landlordy has both an iOS and Android app version and a good UI. Compared to some of the other options, the feature set of Landlordy is minimal. The free version is limited to a single rental property/unit, single tenant lease and has limitations on number of expense/payment records.
Still, if you’re looking for something basic that helps you collect rent online for your first property, it’s worth a look.
Landlordy Pricing
For $14.99, however, you can pay for a premium version and get access to a few more basic accounting features and data backup for up to two units instead. For 10 units, you'll need to use Landlordy's $49.99 plan, and for unlimited ones, you'll have to pay $99.99.
Best for Affordability
Investing in property management software is a smart move, and finding a cost-effective option that delivers the necessary features is key. Here are three standout choices for managing a smaller portfolio without breaking the bank.
3. TenantCloud
TenantCloud no longer offers a free plan, but it provides an affordable Starter option for $15.60 per month if billed annually.
This plan is ideal if you're a DIY landlord or have a small portfolio, as it includes essential features like rent payments, maintenance management, and listings with applications.
If you manage a larger portfolio, you might consider the Growth plan at $29.30, billed annually. This plan enhances your capabilities with advanced features such as a lease builder, landlord forms, and a property message board.
While Landlordy and Avail may still be the preferred choice for a free option, TenantCloud offers a broad feature set across both its Starter and Growth plans providing a practical and economical solution for managing your properties.
Features include:
- Online rent payments
- Work order management
- Vendor payments
TenantCloud Pricing
4. SimplifyEm
SimplifyEm is an excellent option if you’re primarily looking for an accounting tool for managing your properties.
SimplifyEm makes tracking and collecting rent easier, but it does have some unique features like payment reminders.
It has a free trial version that’s unique among other property management software tools in that you can test out the complete software for a limited time without putting any sensitive information in.
Features include:
- Robust accounting features
- QuickBooks integration
- Reminders
- Automated rent payments
SimplifyEm Pricing
SimplifyEm's paid plans start at $35 per month, making it one of the most affordable paid plans on this list. However, it only covers up to 10 units. You'll have to pay more for more units.
5. Property Matrix
Property Matrix is a good option for businesses with very specific reporting needs. Offering over 500 customizable reporting fields, this software allows you to generate virtually any report you’ll need.
It’s important to note that users report Property Matrix’s price point to be quite high for smaller businesses, especially when compared to software options with comparable features. Its Starter plan starts at $400/month for up to 250 units.
Features include:
- Mobile app
- Custom user roles
- Custom fields and reports
- ACH and credit card payments
Property Matrix Pricing
Property Matrix starts at $450/month on its Starter plan, which is quite high compared to other options out there.
Even if you manage as many as 250 units, there are other software options out there that offer a more advanced subscription tier that still costs less than the basic package.
Best for Custom Reporting
If you’re looking for powerful customizability when it comes to your reports, Property Matrix is a solid option. With that said, it may be worth it exploring other options that offer similar (or higher) functionalities at a lower price point.
6. Rentec Direct
Rentec Direct is a property management tool with a large set of property management features and a great pricing model.
It has one of the most comprehensive sets of features of any option on this list. Its accounting features in particular are diverse, including everything from online rent payments to robust reporting tools.
However, users report Rentec’s interface can be difficult if an accounting error is made.
Features include:
- Good accounting features
- Work order management
- Tenant communications tools
- Owner portal
Rentec Direct Pricing
Rentec Direct’s pricing starts at a base of $45 per month, billed annually for up to 25 units, with pricing increasing based on a tiered model.
7. Buildium
Buildium is another option that offers a deep set of features for managing your portfolio.
In addition to the solid feature set, Buildium users report it having good tutorials for getting started, though that’s balanced with a somewhat overwhelming amount of options and settings that can make it difficult to adopt if it's your first property management software.
Features include:
- Work order management
- Online rent payments
- Good reporting features
- Expense tracking
Buildium Pricing
Buildium's starter plan comes in at $52 per month for its basic features. For more features, you'll need to upgrade to its Growth or Premium plans for $166 per month and $479 per month, respectively.
Best All-Around Choice
Our top pick for the best all-around property management software offers a free demo, competitive pricing, and a comprehensive feature set. Whether you're managing a few properties or a vast portfolio, this software excels in meeting diverse needs. If you're seeking a solution that ticks all the boxes, look no further.
8. DoorLoop
First, look at what Capterra, Software Advice and other reputable review sites think about DoorLoop.
We've already discussed options that offer:
Affordable pricing to ensure the investment aligns with your budget.
A comprehensive feature set that maximizes value for your property business, from enhancing lease compliance to optimizing operations and ensuring peace of mind.
We confidently assert that DoorLoop excels in these areas—and more.
DoorLoop's pricing is among the most competitive in the market, starting at just $49 per month for up to 20 units, promotional rate included.
Feature-wise, DoorLoop includes everything we've mentioned in this review and more. With DoorLoop, you can effortlessly:
- Manage all accounting tasks, from automating rent payments through various methods to comprehensive financial reporting and account management.
- Oversee work orders efficiently, allowing tenants to submit maintenance requests via the app, and enabling you to assign and pay vendors directly.
- Communicate directly with tenants through the app, significantly simplifying interactions.
- Provide owners with a portal, for straightforward reporting and check printing.
- Streamline new tenant onboarding, from auto-listing properties to conducting tenant screenings.
Additionally, DoorLoop is designed for simplicity and ease of use. The user interface is exceptionally responsive, with fast loading times and a design that makes navigation and task management intuitive and quick.
DoorLoop Pricing
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DoorLoop’s online rent payment and property management system starts at just $59 per month for up to 20 units and with room to grow.
Regardless of the property management software you choose, one thing is certain: It can significantly automate your operations, especially if you manage a small portfolio.
Property management software can:
- Streamline complex operational systems.
- Facilitate clear communication with tenants, vendors, and owners.
- Automate routine tasks, reducing your daily workload.
And that's just the beginning.
To leverage these benefits and more, consider trying DoorLoop’s all-in-one property management software. It’s specifically designed for both small and large-scale investors and property managers, whether you're overseeing a few properties or several.
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