Contents

There are a lot of property management software reviews out there, so shopping for the right tool for you can feel overwhelming.

When it comes down to it, you want to know:

  • What features does it have? And
  • How much does it cost?

Anything else is fluff, and who has time for that?

That’s why, in this guide, we’ll break down the top property management software currently available.

Plus, we’ve separated those tools into 4 major categories, to make it easier for you to find what you’re looking for.

They include:

  • Commercial property management software
  • Single family property management software
  • Property management software for small landlords
  • And all-in-one property management software

So, no matter what you’re looking for, there’s something for you.

Let’s start with commercial property software.

Commercial property management

Most property management software can be used for any property type. However, these tools are uniquely suited for commercial properties.

1. RealPage Commercial

RealPage Commercial

RealPage Commercial is designed for owners and managers of commercial properties.

They have a particularly convenient eLease administration feature plus a unique common area maintenance reconciliation feature.

RealPage is great for commercial properties, but if you manage a mix of property there are better tools out there.

RealPage features

  • Tenant portal
  • Maintenance management
  • Leasing automation
  • Good accounting tools

RealPage Commercial pricing

RealPage Commercial uses a unique square footage pricing model, with their Office & Retail Assets plan starting at $10 per month per 10,000 of square footage.

2. Total Management

Total Management

Total Management is a strictly cloud-based solution that is great for both commercial and residential properties.

Their commercial features are particularly strong, which is why they made this part of the list, though their pricing doesn’t exactly offer a happy ending.

Total Management features

  • CAM/Tax reconciliation system
  • Employee work order communications
  • Tenant portal

Total Management pricing

Total Management comes in at $2.50 per unit per month, which is a bit on the high end.

However, they list that there are monthly minimums without disclosing them openly online, which could mean a monthly minimum of several hundred dollars just to get started.

3. MRI Commercial Management

MRI Commercial Management

MRI Commercial is part of the MRI family of software, this one specifically tailored to commercial property.

It’s most notable for its comprehensive list of features and high level of customization.

The trade-off is that MRI is one of the pricier options on this list.

MRI Commercial Management features

  • Lease templates
  • Robust reporting
  • Maintenance management
  • Automated accounts payable

MRI Commercial pricing

MRI doesn’t list their pricing publicly, so you’ll need to contact them directly to find out more.

Single family property management software

Looking for something perfect for single family homes?

Here are some of the best:

4. Condo Control

Condo Control

Condo Control is a property management software designed for condos and single-family homes.

It has some unique features geared toward that such as calendar management for communities. Though if you’re looking for a software that can handle multiple types of properties, you’re better off elsewhere.

Condo Control features

  • Calendar management
  • Bulletin board
  • Online rent payments
  • Concierge features, including parking tracking

Condo Control pricing

Condo Control lists pricing tiers, but not exact pricing. So, you’ll need to get in contact with their sales team to find out their price.

5. Innago

Innago

Innago offers a partly free plan, making them great for getting started if you have a smaller portfolio or simply a tight budget.

They have strong reporting features as well as verification tools, though users report that their leasing tools have issues and navigating the software can be difficult at times.

Innago features

  • Good accounting tools
  • Maintenance management
  • Tenant portal

Innago pricing

Innago’s basic pricing plan has no monthly charge, along with $2 for ACH payments and 2.75% for debit payments. In addition to this, they charge $30-35 for background checks.

6. Propertyware

Propertyware

Propertyware is a great single-family tool particularly if you’re looking for something with strong accounting features.

The only potential drawback is that Propertyware is designed for large portfolios of 250 units or larger, otherwise you’re paying far more for it than you would be for the same features with another tool.

Propertyware features

  • Owner portal
  • Tenant portal
  • Good accounting feature such as automatic rent payments and custom reporting
  • Maintenance management

Propertyware pricing

Propertyware charges a decent $1 per unit per month, though they become pricey when you take into consideration their $250 monthly minimum.

They also offer a free trial, so you can try Propertyware out before investing.

Property management software for small landlords

Now, let’s move on to a few options that are great for small landlords.

Whether you’re looking for something on a budget or that’s simply catered more toward landlords and property managers with a smaller number of units, these are great options.

7. Property Matrix

PropertyMatrix

Property Matrix’s Starter Plan is a flat $400 per month for up to 250 units, and its customizable reporting features are one of its highest selling points. 

With that said, Property Matrix's Starter pricing is quite steep; even if you manage as many as 250 units, you can find a comparable (or more extensive) subscription plan on a different software for over $100 less per month.

Property Matrix features

  • Mobile app
  • User roles and permissions
  • Custom reports
  • Custom fields

Property Matrix pricing

Property Matrix starts at $400/month on their Starter plan for up to 250 units. Their Pro plan, which is their recommended option, starts at $475. While this pricing may be attractive because it stays the same for up to 250 units, it is much steeper than many comparable software options out there; you can easily find a software with similar features on its Starter plan for a much lower price.

8. Rentec Direct

Rentec Direct

By contrast, Rentec Direct has a robust set of features and is still priced fairly.

If you’re looking for something affordable but don’t want to skimp on features, Rentec might be a good option.

The trade-off is that the UI is dated and users report the software can be difficult to use and navigate.

Rentec Direct features

  • Tenant portal
  • Owner portal
  • Maintenance management
  • Good accounting features

Rentec Direct pricing

Rentec Direct comes in at an affordable $35 per month, though it only covers up to 10 units. For more units, you’ll need to move up tiers. For 50 units, the monthly price is $55, while up to 500 units is $450 per month.

All-in-one property management software

Looking for an all-in-one tool that has a more comprehensive set of features, that’s super easy to use, and with stellar customer service? Look no further.

9. DoorLoop

DoorLoop Property Management Software Reviews

DoorLoop is listed as an all-in-one property management solution for a reason.

It not only offers one of the most comprehensive sets of features of any tool on this list. It also does so at a highly affordable price– especially when you consider its features– while also offering some of the best customer service and ease-of-use of any software on our list as well.

If you’re looking for a property management tool that can handle multiple property types simultaneously and seamlessly, DoorLoop will equip you with everything you need while being incredibly easy to use and navigate.

DoorLoop features

  • Streamline your maintenance management with a complete system for accepting maintenance requests, issuing orders to vendors, and communicating with tenants
  • Simplify the leasing process with eLeasing tools, tenant screening, and more
  • Keep all your property accounting in one place (not two, three, or four) with tools like automatic rent payments, bank reconciliations, a complete chart of accounts, and a QuickBooks Online integration that’s incredibly simple to set up
  • Automate your marketing with automatic listings, a clean IDX-based website, and more
  • And so much more

DoorLoop pricing

DoorLoop is offering a special promotion of 50% off your first two months.

Paired with a 30-day money-back guarantee, you can get started for just $24.50 for up to 20 units and get DoorLoop’s comprehensive set of features at an unheard of price.

Schedule a free demo to give DoorLoop a try today.

How much does property management software cost?

Every property management software is different. However, most property management tools use a per unit per month pricing model.

Typically, that’s somewhere between $1-2 per unit per month, often with a base monthly price, or a minimum monthly amount.

With that framework, there are three general pricing models:

  • Free with limited features
  • Full-featured affordable pricing
  • And enterprise pricing

Free with limited features refers to a software that offers a free plan with a limited number of features.

Several tools fit into this category, and they tend to be good if you have a smaller portfolio and are just starting out.

Full-featured affordable refers to software that typically gets you the full set of features you’d expect from property management software for an affordable price.

Typically, in this model the basic tier gets you the majority of features, while the premium tiers are reserved for a few premium features such as API access.

And, finally, enterprise pricing in this case refers to any software that caters to larger portfolios.

These tools tend to charge far more than the average property management tool, often for exactly the same feature set as full-featured affordable software.

You’re typically just paying for premium support, so don’t expect any special features above the full-featured affordable model.

Try DoorLoop 50% off your first two months

Looking for a property management tool with a robust set of features that’s competitive with any tool out there, while still being highly affordable?

What about software that prioritizes ease-of-use, a simple UI, and lightning-fast response times?

Or maybe customer service is what is most important to you. After all, if you can’t get help while learning and using the software when you have issues, what is the point?

DoorLoop checks all the above boxes and more.

Plus, for a limited time, you can get DoorLoop 50% off your first two months. That’s just $24.50 per month for up to 20 units.

And with a 30-day money-back guarantee, you have nothing to lose and everything to gain.

Streamline, optimize, and even begin automating many processes to make managing your portfolio easier than ever.

Get started with DoorLoop today.  

David Bitton

David is the co-founder & CMO of DoorLoop, a best-selling author, legal CLE speaker, and real estate investor. When he's not hanging with his three children, he's writing articles here!