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Top 10 Property Management Software Programs for Hassle-Free Management
In this article, we'll break down the best property management software designed to assist property managers, landlords, hosts, and investors with their daily operational tasks. A good PMS (Property Management System) saves you time and improves operational efficiency.
As the author of The Millionaire Real Estate Investor, Gary Keller noted that one of the most valuable assets for real estate investors is time. Great investors won't hesitate to hire a property manager and implement tools that boost productivity.
Integrating comprehensive property management software is a strategic decision that saves you time, money, and makes things run smoother. Once you find a system that works, it's usually best to stick with it. Switching to a new system is possible, but time-consuming.
Here, we've compiled this comprehensive list comparing industry-leading solutions.
Methodology for Compiling This List
We based this list of property management tools on a few main criteria:
- The Property Type
- Comprehensive Functionality
- Ease of Use
- Pricing and Value
- Customer Satisfaction
- Scalability
- Integrations
- Mobile Accessibility
Let's dive in.
Best Property Management Software
Here's our refined list of industry-leading property management software.
1. iGMS
This property management software is designed specifically for short-term rental property management. Some of its key features include synchronizing your listings and calendars across various booking channels to prevent double bookings and fully synchronize calendars.
Besides, the software provides a unified inbox that allows you to view all guest communications in one place. It can also automatically send welcome messages, check-in/check-out instructions, and other customizable templates to your guests.
If you have a cleaning crew, the software will automatically schedule and assign tasks based on check-out dates, which eliminates the need for manual reminders. The software has been recognized as a Preferred+ partner by Airbnb, a title awarded to top-tier connectivity partners who have met or exceeded Airbnb's requirements.
As for pricing, there are three plan options: Host, Flex, and Pro. The Flex plan charges $1 per booked night, while the Host and Pro plans have a monthly per-property fee.
The key features include:
- Team management for cleaners and task scheduling
- Automated guest messages and Airbnb review management to boost your property's reputation and guest loyalty
- Channel manager to synchronize property listings across booking platforms
- Monthly income and expense reports
- Integrated online payment processing and invoice management with Stripe for smooth operations
- Premium templates for creating a direct booking website
Who Is It for?
iGMS is for short term rental management of Airbnb-type properties.
Pricing
Starting at $18 a month.
Pros
- Built ground up for vacation rental management
- Comprehensive functionalities for hosts from channel manager to cleaning scheduling, automatic messaging and reports
- User-friendly mobile app for managers on the go, alongside a desktop version
Cons
- Not suited for long-term tenant management
- Not intended for commercial properties
What Do Property Managers Like About This Solution?
They like features that save countless hours on availability management and calendar synching across short-term rental platforms (Airbnb, Booking, VRBO) and a user-friendly mobile app.
2. Yardi Breeze
Yardi Breeze is a property management software solution that is part of the Yardi product ecosystem, but it is distinct from the company's flagship Yardi Voyager platform. You can see it as a slimmed-down and streamlined version of the robust enterprise solution Yardi Voyager.
Yardi is a company with a tradition of more than four decades, and many property managers are accustomed to their software. Yardi Breeze is a tool designed primarily for smaller property management companies, independent landlords, and those managing mid-level residential and commercial portfolios.
However, it isn't as cost-effective unless you have more than 100 properties. Also, resident screening is not included in the fee, so you'd need to pay an extra $18 per tenant screening.
It includes features like rent collection, accounting, accounts payable, online maintenance requests. They have a mobile version and live chat support.
Who Is It for?
Smaller and medium-sized residential/commercial management companies with at least 100 units under their belt, particularly those who are used to the Yardi ecosystem.
Pricing
Starts at $100 per month ($1 per residential property and $2 per commercial property).
Pros
- User-friendly interface
- Comprehensive functionality
- Responsive customer service with live chat
Cons
- Not suitable for landlords with fewer than 100 units
- Additional fee for each tenant screening
- Mixed reviews on certain features
What Do Property Managers Like About This Solution?
Comprehensive features and live chat for quick assistance
3. TurboTenant
If you're a DIY landlord, you can start with a free solution like TurboTenant. It includes all the essentials a landlord needs: online rental applications for prospective tenants, tenant screening, lease agreements, online rent collection, accounting features, and advertising on renter sites.
If you opt for a paid version, TurboTenant offers perks like unlimited lease agreements, a landlord forms pack, and expedited rent payouts, to name a few. They also introduced The AI Property Description Feature to generate listing descriptions. Also, they offer a downloadable mobile app.
Users report mixed experiences with service and customer support. Overall, TurboTenant is a solid option for new landlords seeking a reliable, free solution with a modern interface.
Who Is It for?
Self-managing landlords with 1 to 1,000 doors.
Pricing
Free Plan or Pro Plan Starting at $9.92 per month.
Pros
- Free solution for landlords
- Ideal for new and DIY landlords
- State-specific leases
Cons
- A few days' wait to verify the tenant's bank account before the first payment
- Tenants pay fees for using the online payment feature and for screening
What Do Property Managers Like About This Solution?
Property owners and DIY landlords like how this property management software makes administrative tasks easy and creates state-specific leases.
4. Avail
Another residential property management software option, Avail, is built for DIY landlords and is free to use. It’s designed for those with smaller portfolios—around 50 units or fewer. Avail is part of the Realtor.com group.
Key features include listings syndicated to renter sites like Zumper, Padmapper, Walkscore, Realtor, Apartments.com, Rentable, ApartmentList; tenant-initiated TransUnion credit reports and background checks; leasing with digital signatures; rent payments; and maintenance management features.
If a mobile app isn’t a priority for you (since they currently don’t offer one) and you’re comfortable using a mobile web browser to manage your rental properties, Avail is worth considering.
While TurboTenant’s Premium plan allows landlords to manage an unlimited number of properties, Avail’s premium plan charges $9 per unit.
Who Is It for?
New DIY landlords with 50 units or less.
Pricing
Free Plan and Paid Plan $9 per unit.
Pros
- Comprehensive set of features available for landlords at no cost
- State-specific leases included in the free plan
- Simple, straightforward design that appeals to landlords seeking ease of use
Cons
- Slow customer support with the free plan
- No downloadable mobile app
What Do Property Managers Like About This Solution?
A set of features that helps maintain professional and effective landlord-tenant relationships.
4. AppFolio
AppFolio is a comprehensive rental property management software designed for managing single-family, multi-family, affordable housing, student housing, community association, and commercial properties.
Its features include advanced accounting tools, automatic rent collection, maintenance management with smart bill entry and online maintenance requests, and dedicated portals for residents, owners, and vendors. With AppFolio, property managers can track performance and access in-depth business reports.
This software is tailored to medium to large portfolios, ideally with a minimum of 100 units. Technically, it requires at least 50 units to use the software, so it isn’t the most cost-effective option for independent landlords with small portfolios.
Pricing is not disclosed publicly.
Who Is It for?
Property managers, real estate investors, and residential and commercial property owners with 50+ units in their portfolio and a team.
Pricing
Ask for a quote.
Pros
- Great all-in-one platform for property management companies and investors
- Regularly updated with new features
- Tutorials available for training and onboarding new team members
Cons
- Not suitable for DIY landlords
- Higher cost
What Do Property Managers Like About This Solution?
The extensive functionality and the company’s commitment to staying up-to-date and continuously improving.
5. MRI Software
MRI’s integrated property management software solutions are designed for U.S. property owners, occupiers, and agents. The company focuses on multifamily and commercial properties, public housing, and workplace management.
MRI was a pioneer in real estate software and has established a strong presence in the industry. Over the years, they transitioned into a cloud-based company and have continued to evolve with the market.
Today, MRI Software offers comprehensive solutions that cater to the specific needs of various real estate stakeholders, including government entities and educational institutions.
Key features include tenant management, maintenance tracking, online rent payments, property accounting, lease administration, and advanced reporting.
Who Is It for?
Multi-family property management and real estate investment companies, commercial real estate, educational institutions, Condo/HOA.
Pricing
Not publicly disclosed.
Pros
- Easy to learn and navigate
- Covers multiple needs for real estate businesses
- Integrates with many other systems
Cons
- Users report that the software is quite pricey
- Not suitable for DIY landlords
What Do Property Managers Like About This Solution?
A property management software company that's been around for a long time, so users appreciate its experience in multifamily and commercial real estate.
6. Condo Control
Condo Control is a property management software specifically designed for managing condominiums and homeowners' associations (HOAs).
Enables electronic sharing of documents, messages, and announcements to keep residents informed and engaged. Residents can submit maintenance requests, and stay informed about community announcements and events.
As property management software for homeowners association communities and condos, this tool won't be the best choice for other real estate property management needs.
However, you can securely collect rent online or pay HOA fees using this tool. Event management software feature serves community events and allows residents sign up for activities.
Who Is It for?
Property management agencies that oversee multiple condominium properties, condo board members, HOAs, residents.
Pricing
Not publicly disclosed.
Pros
- Perfect for HOAs and condominiums
- Excellent communication between management and residents
- Positive customer support experience
Cons
- Only for condominium complexes and HOAs
- Pricing not publicly disclosed
What Do Property Managers Like About This Solution?
Condo Control is a property management software that provides a communication platform for multiple categories of users in the condo community to connect and access information.
7. Buildium
Buildium is an all-in-one platform for rental property management. Its comprehensive suite of features includes lease management, accounting tools, online payments, and a tenant portal.
This robust property management software provides residents with a self-service portal for rent payments and allows them to submit maintenance requests, complete with photos and documentation.
Overall, it’s an easy-to-set-up program with extensive customization options. Buildium is highly regarded for its ability to centralize subcontractor documentation and facilitate seamless communication. The platform also has the capacity to store detailed information on sales, tasks, proposals, and selections.
You can document detailed transaction notes, including payment issues, tenant behavior, or unpaid fees.
While it’s not the cheapest solution for landlords and managers, it is one of the most reviewed.
Who Is It for?
For landlords, property managers and real estate professionals in residential, commercial real estate, landlords, student housing and community associations.
Pricing
Starting at $58 a month.
Pros
- Comprehensive all-in-one solution
- Scalable options for growing portfolios
- Strong accounting features
Cons
- Pricing is higher for smaller property managers
- Users have a few minor suggestions for improvement
What Do Property Managers Like About This Solution?
Easy to set up and navigate and above-average customer support.
8. Hemlane
Hemlane is another residential property management software that offers a free version. Key features include online rent payments, maintenance requests and coordination, leasing, and dedicated owner and tenant portals.
Hemlane helps you find new tenants by syndicating your listing on over 30 listing websites. Additionally, Hemlane offers a unique service: it connects you with local leasing agents who can help you find tenants for a fee. However, their network of real estate agents is currently limited to metropolitan areas and towns with populations over 100,000.
Hemlane offers a free Starter Tier, which includes features like applicant and tenant screening with national credit, criminal, eviction, and income reporting, as well as rental accounting.
The paid plan starts at $30 per month for one unit, with an additional $2 for each extra unit.
On the downside, the company still does not offer a dedicated downloadable smartphone app.
Who Is It for?
Small residential property owners, real estate agents and managers.
Pricing
Free Starter Plan, Paid Plan starting at $30 per month.
Pros
- Unique Agent Match feature
- User-friendly interface
- Supportive customer service
Cons
- No downloadable mobile app
- Accounting features in beta (still under development)
What Do Property Managers Like About This Solution?
They like the way it simplifies administrative tasks and unique local features.
9. ResMan
ResMan is a company specializing in multifamily properties, though its platform is also suitable for affordable housing, commercial properties, and nonprofit organizations.
Founded in 2008, ResMan has a strong track record of delivering property management solutions. It's comprehensive property management software, feature-rich, and allows customization.
One of its key features is tenant management through a tenant portal where tenants can make requests and submit payments. ResMan also includes a built-in accounting tool that enables you to track inventory and expenses, process invoices, and more.
What sets ResMan apart is its CRM platform—a centralized system that stores essential contact information and communication history, making follow-ups and engagement with prospective tenants easier.
Additionally, ResMan offers an AI chatbot to connect with potential renters instantly.
Pricing is not disclosed publicly, but you can request a quote and schedule a demo to see if it meets your business needs.
Who Is It for?
Multi-family residential landlords and investors, affordable housing managers.
Pricing
Not publicly disclosed.
Pros
- CRM platform and AI chatbot to facilitate communication with leads
- Easy to navigate
- Strong integration capabilities
Cons
- Redundant processes and repetitive tasks
- Difficulty accessing and pulling specific reports at times
What Do Property Managers Like About This Solution?
They like how easy is it to use the tool and make corrections when mistakes are made.
10. Propertyware
This property management software is designed as an all-in-one software solution designed to help single-family property management.
Features include robust leasing tools, tenant screening, lead tracking, online listings, and an accounting system with payment reminders, bank reconciliation, and fee management.
Additionally, it provides a tenant portal, SMS messaging, basic maintenance management tools, and robust reporting capabilities. However, it's important to note that some essential features are only available in higher-tier pricing plans.
The software features an open API at top-tier plans that allows users to customize the platform according to their specific requirements and integrate with other systems.
The basic plan costs $1 unit per month, however, there's a high monthly minimum of $250, making it suitable for landlords with a higher number of properties.
Who Is It for?
Single home property managers with at least 200 units.
Pricing
$250 monthly minimum plus Implementation Fee of 2X the monthly subscription price.
Pros
- Ideal for larger single-family portfolios
- Comprehensive suite of features
- Excellent online accessibility for tenants and owners
Cons
- High minimum monthly fee
- Mixed user reviews
What Do Property Managers Like About This Solution?
Propertyware seems particularly valuable for businesses that need a highly customizable solution.
Can I Use Excel for Property Management?
If you want a short answer - yes, you can use spreadsheets to meet your property management and accounting needs. Is it a preferred method of real estate professionals? Most likely no.
Manual data entry is not for you if:
- You prefer to avoid inefficient workflows
- You're growing your real estate portfolio
- You're worried about security risks like data loss
- You need complex reports and automation
Modern property management platforms automate rent collection, generate financial reports, and handle maintenance requests - tasks that would take hours to manage in spreadsheets. For portfolios with more than 5 or 10 units, the time saved typically justifies the monthly software investment.
That said, some DIY landlords with very small portfolios may find Excel sufficient for their basic needs. But as your rental business grows, adopting a dedicated free or paid property management solution will likely become necessary to stay organized, efficient, and competitive.
What Features Should You Look For in Property Management Software?
You likely already have an idea of the features your property management software should include, but here are a few key points to consider.
Property management solutions (PMS) have a long history, originating in the hotel industry and expanding to serve a variety of accommodations and managing daily operations and financial transactions. Today, most PMS options are cloud-based and often include mobile apps for iOS and Android.
When comparing features, pay attention to:
Property Type
Managing commercial properties is quite different from managing vacation rentals or residential properties. Residential landlords need tools to screen tenants, sign leases, collect rent, and do accounting tasks, while short-term rentals benefit from a reliable channel manager to synchronize bookings across platforms.
DIY Landlord vs. Hiring a Team
Are you a self-managing landlord, or do you work with a property manager or a company? Some solutions are too costly for small landlords, so consider features that align with your needs.
Fixed Monthly Fee vs. Per-Unit Pricing
Review the pricing plans. Do you pay a fixed monthly fee for unlimited units, or is there a per-unit fee? Compare how different plans stack up. Factor in costs for support, onboarding, screening, or any add-on features you may require.
Customer Support Complaints
Most software providers offer dedicated customer support, but consider how important prompt responsiveness is to you. Do you need a live chat or phone support, in addition to email/ticketing? Evaluate whether quick access to live assistance or the ability to quickly resolve problems is a high priority for your team.
Desktop vs. Mobile App
Not all property management software programs offer a mobile app. Think about whether you'd want to manage your business on the go. If there's an app, make sure it's user-friendly.
Tools like iGMS are continually improving their mobile app to upgrade efficiency and meet users' needs. To simplify your Airbnb property management, iGMS can assist with task automation and guest communication.
