Property management software for self-managing landlords
Updated April 2026. Focused on tools for landlords managing 1–20 units themselves.
This list is intentionally short. If you're managing 50+ units or running a property management company, this is not the right guide.
Every tool on this list has a free tier or free core product. That's not a coincidence — if you're self-managing a small portfolio, you shouldn't need to pay for basic property management software. The paid tiers add convenience, not necessity.
The short version
If you want one recommendation: Start with TurboTenant. It has the strongest free plan, good tenant screening, and covers the full workflow. It's not perfect, but it's the best starting point for most self-managing landlords.
If your biggest problem is financial: Add Baselane for banking and bookkeeping. It solves a different problem than the others.
Feature comparison
| Feature | TurboTenant | Innago | TenantCloud | Avail | Baselane |
|---|---|---|---|---|---|
| Free option | Yes | Yes | Yes | Yes | Yes |
| Tenant screening | Yes | Yes | Yes | Yes | Yes |
| Rent collection | Yes | Yes | Yes | Yes | Yes |
| Lease management | Yes | Yes | Yes | Yes | No |
| Maintenance tracking | Yes | Yes | Yes | Yes | No |
| Accounting/reports | Yes | Yes | Yes | Yes | Yes |
| Listing syndication | Yes | Yes | Yes | Yes | No |
| E-signatures | Yes | Yes | Yes | Add-on | No |
Individual reviews
TurboTenant
Free landlord software with strong tenant screening
Best for: Landlords who want a free core platform and rely heavily on tenant screening
Pricing: Free plan available. Premium plan ~$10/mo per unit (check latest pricing).
TurboTenant is a solid starting point for landlords managing 1–10 units. The free plan is genuinely useful, not a demo. Tenant screening is the strongest feature. If you grow past the free tier, per-unit pricing may push you to look at flat-rate alternatives.
Innago
Completely free property management for small landlords
Best for: Landlords who want a truly free, no-catch platform for basic management
Pricing: Free for landlords. Revenue comes from tenant-paid fees on screening and payments.
Innago is the rare 'actually free' option. The trade-off is that tenants pay the processing fees, and the reporting/analytics are basic. If you're managing a handful of units and want zero software cost, it's hard to beat. Just set expectations with tenants about payment fees.
TenantCloud
Feature-rich platform with a solid free tier
Best for: Landlords who want more accounting depth and are willing to pay for premium features
Pricing: Free plan for up to 75 units. Paid plans from ~$16/mo (check latest pricing).
TenantCloud tries to do a lot, and mostly succeeds. The accounting depth is unusual for a free tool. The trade-off is complexity — it's not as clean as TurboTenant or Innago. Best for landlords who care about financial reporting and don't mind spending time learning the system.
Avail (by Realtor.com)
Backed by Realtor.com with a polished free tier
Best for: Landlords who want brand-name backing and a clean experience for small portfolios
Pricing: Free plan available. Unlimited Plus at ~$7/mo per unit (check latest pricing).
Avail is polished and reliable — a safe pick for landlords with 1–5 units who want something that just works. The Realtor.com backing means stability but also means the product moves slowly. If you need deep reporting or have 10+ units, you'll likely outgrow it.
Baselane
Banking-first platform for landlords who want financial clarity
Best for: Landlords who want integrated banking, bookkeeping, and rent collection in one place
Pricing: Free to use. Revenue primarily from banking services and optional premium features.
Baselane is not trying to be an all-in-one PM tool. It's a financial platform for landlords: banking, rent collection, bookkeeping, tax reporting. If your biggest pain is financial tracking (and it probably is), Baselane solves that well. Pair it with a listing/screening tool if you need the full workflow.
Head-to-head comparisons
Need to decide between two specific tools?
How we chose these tools
We focused on tools that meet three criteria: (1) designed for or widely used by self-managing landlords, (2) offer a meaningful free tier, and (3) cover at least a few core PM workflows. We excluded enterprise tools, tools aimed at property management companies, and tools with no free option.
Read more about our methodology and disclosure.
Some links on this page may be referral links and are labeled. All pricing is approximate and may change — verify on vendor sites.