Property management software for self-managing landlords (1–20 units)
You manage your own rentals. You don't need enterprise software or a sales call. You need a clear answer: which tool actually fits your situation?
If you manage 50+ units or run a property management company, this site is not for you.
Launch scope
- Five tools we have evaluated firsthand
- Three head-to-head comparisons for the most common decisions
- Clear disclosure on every outbound link
No scores out of 10. No "best overall" badges paid for by vendors. Just honest guidance on what works, what doesn't, and what it costs.
Start here — what's your situation?
"I want free and simple. I have a few units."
Start with Innago (free for landlords) or TurboTenant (generous free tier). Both cover listings, screening, leases, and rent collection without charging you. Compare the free options →
"I need better financial tracking and bookkeeping."
Baselane is built around landlord banking and bookkeeping. It won't manage your maintenance requests, but it will make tax time painless. Many landlords pair it with a separate PM tool. See how it compares →
"I want one tool that does everything reasonably well."
TenantCloud has the broadest feature set, including decent accounting. The trade-off is a steeper learning curve. TurboTenant is a cleaner all-rounder if you don't need deep reporting.
"I'm a first-time landlord and want something polished."
Avail has the smoothest onboarding and state-specific lease templates. It's backed by Realtor.com and designed for people who are new to this. Compare with TurboTenant →
Tools we cover
All five have meaningful free tiers and are designed for (or widely used by) self-managing landlords.
TurboTenant
Free landlord software with strong tenant screening
Landlords who want a free core platform and rely heavily on tenant screening
Free option Paid from ~$10/mo per unit
Innago
Completely free property management for small landlords
Landlords who want a truly free, no-catch platform for basic management
Free option
TenantCloud
Feature-rich platform with a solid free tier
Landlords who want more accounting depth and are willing to pay for premium features
Free option Paid from ~$16/mo
Avail (by Realtor.com)
Backed by Realtor.com with a polished free tier
Landlords who want brand-name backing and a clean experience for small portfolios
Free option Paid from ~$7/mo per unit
Baselane
Banking-first platform for landlords who want financial clarity
Landlords who want integrated banking, bookkeeping, and rent collection in one place
Free option
Head-to-head comparisons
Deciding between two? These break down the trade-offs.
Full roundup
Read the complete roundup — covers all five tools with a feature comparison table and recommendations by situation.
Disclosure: Some links on this site may be referral links and are labeled. If you sign up through a labeled link, we may earn a commission at no extra cost to you. This never affects our recommendations. Read our full methodology and disclosure.