Whether you own a few units or manage a large portfolio, the best landlord software helps simplify operations, reduce errors, and provide real-time financial insights. In this guide, we compare the top 15 rental property software solutions of 2026 to help you choose the best fit for your needs.
Key takeaways
- Landlord software saves time and reduces errors by automating routine tasks like rent collection, lease tracking, and bookkeeping.
- Using spreadsheets vs. dedicated landlord software requires manual financial tracking and management, leading to errors and inefficiencies.
- Property rental software pricing varies based on portfolio size and features, ranging from free options to $50-$150/month for mid-range solutions and $250-$1,000+/month for enterprise tools.
- Baselane offers all-in-one landlord software with automated rent collection, banking, and bookkeeping (plus more) without monthly fees.
Why should you use landlord software?
The right landlord property software automates your most time-consuming tasks, freeing up hours you can spend growing your rental portfolio.
Here’s how landlord apps helps you scale your rental portfolio:
- Saves time: Automate rent collection, maintenance scheduling, and tenant communication to cut out manual errors and wasted hours.
- Scales effortlessly: Manage multiple properties—from a single house rental to an entire complex of apartments or condos—without increasing your administrative workload.
- Boosts tenant satisfaction: Use portals, automated notifications, and quick maintenance tracking to streamline communication and resolve issues faster.
- Leads to smart decisions: Instantly generate clear reports on cash flow, property performance, and future expense forecasts to guide your investment strategy
Why landlord software is a better choice vs. spreadsheets
Spreadsheets may work for new landlords, but fall short as rental portfolios grow. Transitioning from a spreadsheet to a landlord software is your best bet.
Landlord software automates key tasks, improves accuracy, and saves time, making it the smarter investment for long-term property management.
Let’s compare spreadsheets vs property management software:
How to select the right landlord software solution
Ask yourself these questions to create a baseline idea when evaluating landlord-tenant software.
- What is the main problem I need to solve? Focus on a tool that clearly excels in your biggest pain point. It can be anything from timely rent payment, tenant screening, or property management.
- Do I need an all-in-one or a specialized tool? Choose a solution that either consolidates your entire workflow or integrates with the tools you already use.
- How much can this platform automate for me? Look for features like automated rent reminders, late fees, transaction categorization, and instant tax-ready reports so you can reduce manual workload.
- How well does the software handle my money and reporting? Ensure the platform offers property-specific tracking, clean reporting, organized receipts, and simple, tax-ready outputs that give you confidence in your cash flow.
- Is it simple for my tenants to use? The tenant-facing experience must be intuitive and mobile-friendly. Look for easy online payments, a clean tenant management system, and a straightforward way to submit maintenance requests.
- Does the pricing make sense for my portfolio size? Am I paying for more than I need, especially if I have 5 to 11+ units? Look for transparent, fair per-unit costs and low transaction fees that align with your portfolio size.
How we evaluated these landlord software solutions
We assessed each tool, keeping the above questions as the baseline, and looked at the following factors:
- Real landlord pain points across 5–11 unit portfolios
- Feature offering (rent, accounting, maintenance, banking, screening)
- Automation strength
- Real-estate specific reports
- Tenant experience
- Pricing transparency
- Scalability
- User reviews
We ensured you get the best solution that aligns with your portfolio needs and fits your budget.
15 best landlord software platforms
We dived into each platform’s features, strengths, and weaknesses so you can find the best fit for your rental workflow.
Landlord software comparison table
Baselane: Best overall for landlords managing 11+ units
Trustpilot rating: 4.6 (270+ reviews)
Baselane is among the best all-in-one property management software for landlords and real estate investors. It centralizes your real estate banking, automates bookkeeping, and makes online rent collection as easy as you can imagine (for your tenants, too!)
Baselane key features
- Open unlimited accounts for each property, unit, or entity and keep funds organized across the portfolio.
- Open and manage unlimited property-specific checking and high-yield savings accounts to keep funds organized.
- Sync transactions for all accounts and cards into one consolidated ledger.
- Automatically categorize income and expenses by property and schedule E category with automated bookkeeping.
- Get insights into your portfolio finances through real-time cash flow reports, NOI reports, and P&L statements.
- Automate rent payments, reminders, and late fees. Tenants can pay via ACH or card through a dedicated portal, ensuring on-time payments.
- File taxes on time and accurately with a ready-to-export tax package.
- Run credit, criminal, eviction, and income reports through native tenant screening services and onboard new tenants instantly.
- Draft and manage rental lease agreements and send for e-signing.
- Access tailored landlord insurance options to protect your investment and offer renters insurance to tenants, providing comprehensive coverage for all parties involved.
Basaelane pros & cons
Pros
- Keep track of rental property finances under one login.
- User-friendly interface with built-in automated workflows.
- No account fees or minimum balance requirements.
Cons
- No mobile app (coming soon).
- No tenant communications (coming soon).
Baselane pricing
- Free plan: Offers core tools you need to manage your rental properties—banking, bookkeeping, and rent collection at no cost.
- Baselane Core: $20/mo, with advanced auto-tagging,n auto-receipt match, automated transfers, 2-day rent deposits, shared access, and custom expense and income categories.
I manage both short-term rentals and an active house-flipping company, and Baselane has quickly become my go-to banking solution. The ability to open new accounts in minutes without endless paperwork, has been a game changer for managing multiple properties and business ventures. I currently own 315 rental units, so organization and speed are critical, and Baselane delivers on both fronts. The built-in bookkeeping is seamless, saving me hours each month. ~ Pat Jackson
Buildium: Best for mid‑sized professional managers
Trustpilot rating: 4.3 (600+ reviews)
Buildium is a property management software that caters to professional property managers and landlords with larger portfolios. It leases to financial reporting tools, but it requires a high starting budget and lacks integrated banking solutions.
Buildium key features
- Online rent payments: Collects credit, debit, and ACH rent payments with automated reminders.
- Financial reporting: Provides a range of accounting and financial reports suitable for larger operations.
- Tenant communication: Provides a portal and tools to manage communication with your tenants.
Buildium pros & cons
Pros
- Offers fast rent payment processing times of 1-2 days.
- Comprehensive suite of features ideal for property managers and large portfolios.
Cons
- Expensive, with pricing scaling based on the number of units.
- Charges a significant $99 setup fee for each bank account receiving rent payments.
- No integrated banking to streamline finances.
Buildium pricing
- Free plan: None, 14-day trial only.
- Paid plan: Starts at $62 per month and increases based on the number of units.
AppFolio: Best for fast‑growing portfolios
Trustpilot rating: 3 (700+ reviews)
AppFolio is aimed at professional managers and owners with larger or rapidly scaling portfolios who want a unified system for operations, accounting, and resident/owner experience. It is often chosen when tasks outgrow lightweight landlord tools and need enterprise‑style automation and analytics.
AppFolio key features
- Automated rent posting, late fees, and resident reminders across hundreds or thousands of units.
- Owner portals with real‑time access to performance, distributions, and documents.
- Marketing and leasing workflows, from syndication to screening and lease execution.
AppFolio pros & cons
Pros
- Scales well from hundreds to many thousands of units, used by larger management firms.
- Deep feature set for mixed portfolios (single‑family, multifamily, associations, etc.).
- Strong reputation for innovation and continuous feature updates.
Cons
- No fit for small landlords; minimum unit counts and monthly costs are relatively high.
- Complexity and implementation time can be significant for new teams.
- Some advanced capabilities may require change management and staff training.
AppFolio pricing
AppFolio pricing is custom-based on the number of units you manage. There’s also a minimum monthly spend that usually requires 50+ units.
TenantCloud: Best for budget‑conscious DIY landlords
Capterra rating: 4.3 (400+ reviews)
TenantCloud is a property management platform that offers a broad range of tools, including listing, screening, and rent collection. It supports reconciliation with external bank accounts, helping you keep track of your finances. However, its dashboards are confusing to navigate, and payments can take up to seven days to process.
TenantCloud key features
- Online payment history: Provides tracking for all rent payments in a central dashboard.
- E-signature leases: Allow for the digital signing of lease agreements.
- Customizable rules: Landlords can adjust rules for due dates, late fees, and partial payments.
TenantCloud pros and cons
Pros
- Supports multiple landlord bank accounts on its paid tiers.
- Allows customizable tenant payment options.
Cons
- Rent payment processing can take as long as seven days, which is exceptionally slow.
- The user interface is confusing to navigate.
TenantCloud pricing
- Free plan: None, 14-day free trial only
- Paid plan: Unit-based, starts from $18 per month
Rentec Direct: Best for accounting and reliable support
Capterra rating: 4.6 (150+ reviews)
Rentec Direct is geared toward independent landlords and small management companies who need reliable online rent collection plus stronger accounting than simple apps provide. It sits between lightweight landlord tools and full enterprise systems.
Rentec Direct key features
- Online rent payments via ACH and cards with tenant and owner portals.
- Trust accounting, property and owner ledgers, and reporting suitable for PMs.
- Maintenance tracking, listing syndication, and basic CRM tools.
Rentec Direct pros and cons
Pros
- Strong reputation for responsive customer support.
- More serious accounting than many DIY‑landlord platforms.
- Competitive pricing for small to mid‑sized portfolios.
Cons
- Fewer advanced automation and AI‑style features.
- May require some accounting knowledge to get full value.
Rentec Direct pricing
- Free plan: None, 14-day free trial only.
- Paid plan: Starts at $45 per month for 1 unit.
Stessa: Best for landlords focused on analytics and tax reporting
Capterra rating: 4.6 (100+ reviews)
Stessa streamlines real estate portfolio management by offering an automated accounting system that excels at financial organization and reporting. Its core financial value lies in live data connections to your accounts, which power specialized reports like the Income Statement and Schedule of Real Estate Owned.
Stessa key features
- Automated transaction import and categorization for rental income and expenses.
- Portfolio dashboards, metrics, and tax‑ready reports.
- Optional cash‑management accounts and rent collection integrations.
Stessa pros & cons
Pros
- Strong automation for bank feed imports and categorization.
- Works well alongside other rent‑collection tools if needed.
Cons
- Uses single-entry accounting, which may be less robust than double-entry systems.
- Users report occasional syncing issues and limited support for smaller banks.
Stessa pricing
- Free plan: For up to 1 portfolio management.
- Paid plan: Starts at $12 per month.
Landlord Studio: Best for rent and expense tracking
Capterra rating: 4.9 (100+ reviews)
Landlord Studio focuses on small to mid‑sized landlords who want mobile‑friendly income/expense tracking and streamlined rent collection. It feels like a landlord‑specific bookkeeping app with strong rent features.
Landlord Studio key features
- Online rent collection, reminders, and tenant portal.
- Income/expense tracking with receipt capture and reporting.
- Mobile apps allow on‑the‑go updates and checks.
Landlord Studio pros & cons
Pros
- Strong mobile experience tailored to hands‑on landlords.
- Clear focus on rent, expenses, and cash‑flow visibility.
- Pricing scales reasonably with small portfolios.
Cons
- Lighter on full PM features like complex owner accounting or large‑team workflows.
- Not designed for very large or institutional portfolios.
- Some integrations and advanced reports are plan‑dependent.
Landlord Studio pricing
- Free plan: Landlord GO is free for up to three properties.
- Paid plan: Starts at $12 per month and requires at least 3 property units.
Propertyware: Best for large single‑family portfolios
Capterra rating: 3.9 (300+ reviews)
Propertyware is a property management software built for professional managers and institutional owners of scattered‑site single‑family rentals. It offers robust accounting and field operations tools that are tailored to SFR portfolios more than apartments.
Propertyware key features
- Automated rent, fees, and delinquency workflows across many SFRs.
- The owner reports that supports third‑party management relationships.
- Integrated marketing and leasing for scattered‑site units.
Propertyware pros & cons
Pros
- Designed specifically around the realities of single‑family portfolios.
- Deep accounting and operational controls.
- Strong fit for professional SFR operators moving off spreadsheets or generic software.
Cons
- Too heavy and expensive for small landlords or a few rentals.
- Implementation and training needs are significant.
- Interface can feel dated compared with the newest platforms.
Propertyware pricing
- Free plan: None.
- Paid plan: Starts at $1 per unit per month ($250 monthly minimum plus implementation fee of 2X the monthly subscription price).
DoorLoop: Best for scaling landlords wanting a clean UI
Trustpilot rating: 4.6 (200+ reviews)
DoorLoop is aimed at small to mid‑sized landlords and management companies that want a modern interface and a full PM feature set without the feel of legacy software. It covers accounting, payments, maintenance, and communication in a streamlined package.
Doorloop key features
- Integrated accounting and online payments with resident and owner portals.
- Maintenance tracking, vendor management, and work‑order automation.
- Marketing, applications, and screening tools for residential units.
Doorloop pros & cons
Pros
- Modern, easy‑to‑learn interface relative to older PM systems.
- Offers a broad feature set for the price point.
- Well‑suited to operators outgrowing simple landlord tools.
Cons
- Not as battle‑tested at very large scale as long‑standing enterprise platforms.
- Some advanced accounting and customization options lag behind big incumbents.
- Frequent updates mean occasional UI changes that require re‑learning.
Doorloop pricing
- Free plan: None.
- Paid plan: Unit-based pricing starting at $69/mo for 1 unit. There is no free plan or trial offered.
Avail: Best for new or small self-managing landlords
Trustpilot rating: 4.1 (300+ reviews)
Avail is built for individual landlords and very small portfolios that need simple listing, screening, leases, and online rent in one place. The tone and product are friendly to first‑time landlords and people managing properties on the side.
Avail key features
- Post and manage property listings across popular rental sites.
- Manage the tenant application and leasing process digitally.
- Autopay for tenants and CreditBoost to report on-time payments to credit bureaus.
Avail pros & cons
Pros
- Help tenants build credit, which can attract high-quality renters.
- Strong focus on getting properties listed and tenants screened.
Cons
- The essential FastPay feature for next-day deposits costs $9 per unit per month, which quickly adds up as your portfolio grows.
- No integrated banking, automated bookkeeping, or built-in financial reporting.
- Free plan
-
Avail pricing
- Free plan: Yes, property listing and rental application offered
- Paid plan: Starts at$9 per unit per month.
TurboTenant: Best for affordable property listing and tenant screening
Trustpilot rating: 4.4 (400+ reviews)
TurboTenant is an affordable rental property management software which caters to small landlords who want to advertise rentals, screen tenants, and collect rent with minimal upfront software cost. The business model leans on tenant‑paid application and screening fees.
TurboTenant key features
- Rental advertising: Advertise rental property to credit a pool of interested tenants.
- Tenant screening: Run background and credit checks on qualified applicants.
- State-specific leases: Create lease agreements tailored to various states (for a fee on the free plan).
TurboTenant pros and cons
Pros
- Comprehensive tools for advertising vacancies and tenant screening are available.
- Includes automatic deposits to the landlord's bank account.
Cons
- Multiple bank accounts and faster payouts (less than 5-7 days) are restricted to the Premium plan.
- No integrated banking, automated bookkeeping, or real estate-specific financial reporting.
TurboTenant pricing
- Free plan: Yes, covers basic listing, screening, and rent collection.
- Paid plan: Starts at $9.92 per month.
SimplifyEm: Best for basic rent tracking and accounting
Capterra rating: 4.1 (120+ reviews)
SimplifyEm is a simple landlord software for straightforward rent tracking and property accounting without the complexity of full enterprise PM suites. The product feels more like a focused finance tool than a broad operations platform.
SimplifyEm key features
- Rent tracking, income/expense categorization, and basic reporting.
- Online rent payment options integrated with ledgers.
- Document and lease tracking for each property.
SimplifyEm pros & cons
Pros
- Easy to understand for landlords who mainly want a rent ledger plus expenses.
- Pricing is generally lower than big PM platforms.
- Focused feature set reduces learning curve.
Cons
- Limited automation compared with modern cloud PM systems.
- User interface and experience are more basic than newer SaaS tools.
- Less suitable for large teams or complex, multi‑entity portfolios.
SimplifyEm pricing
- Free plan: None.
- Paid plan: Starts at $40 per month for up to 10 units.
Hemlane: Best for landlord “self‑manage with local help” setups
Capterra rating: 4.8 (200+ reviews)
Hemlane combines property management software with local support services, making it ideal for landlords managing properties remotely. While it automates leasing and maintenance coordination, its pricing and setup process may be a barrier for some users.
Hemlane key features
- Rent collection with automated reminders and tracking.
- Ability to outsource showings, leasing, or maintenance coordination while keeping ownership.
- Central dashboard for remote oversight of properties.
Hemlane pros & cons
Pros
- Automated lease workflows.
- Local services for leasing agents and contractors.
- Free basic plan available.
Cons
- Higher cost compared to some competitors.
- Advanced features may take time to learn.
- Per-unit fees charged on top of monthly subscription costs.
Hemlane pricing
- Free plan: Yes, with lease creation and e-sign only.
- Paid plan: Starts at $30/mo for 1 unit.
Yardi Breeze: Best for small-to mid-sized firms
Capterra rating: 4.2 (300+ reviews)
Yardi Breeze is a property management software tailored for landlords with medium to large portfolios. It offers features and pricing by property type, including residential, commercial, and manufactured housing properties. Pricing is relatively affordable, but landlords with mixed portfolios may incur additional fees for property-specific plans and feature sets.
Yardi Breeze features
- Property management accounting and reporting.
- Online payments, portals, and maintenance requests.
- Marketing, leasing, and screening tools across residential and some commercial assets.
Yardi Breeze pros & cons
Pros
- Scalable for landlords with growing portfolios.
- Comprehensive set-up support and tutorials.
- User-friendly interface and mobile app.
Cons
- Higher starting cost for the entry-level landlord solution plan.
- Requires setup and learning time.
- Pricing and features based on property type.
Yardi Breeze pricing
- Free plan: None
- Paid plan: For residential properties, pricing starts at $100 per month or $1 per unit.
Read our guide about the best accounting software for rental properties in 2026.
How to claim software costs back
You can classify any subscription costs for the landlord's apps as rental business expenses and deduct them in accordance with IRS guidelines.
Here’s how to do it:
- Classify the expense: Software costs fall under operational expenses and are tax-deductible under administrative costs.
- Keep receipts: Keep track of software subscription payments, including invoices, receipts, and bank statements.
- Use tax forms: Report the software cost on Schedule E (Form 1040), under the section for rental property expenses. If the software is used across multiple properties, allocate the total cost proportionally.
Working with a tax professional to ensure these costs are deducted accurately.
Manage your rental portfolios in one place with Baselane
Tracking rent, handling maintenance, and keeping up with finances takes time. The right landlord software can take this workload off your plate and give you the flexibility and visibility you need to manage and grow your portfolio.
With Baselane’s integrated approach, you control and manage financial aspects of your portfolio in a single place—rent collection, banking, bookkeeping, and more. You get everything you need to manage your properties at your fingertips, so you can stop spending all your time managing money and more time making it.
Join 40,000+ landlords saving their precious weekend with Baselane. Create your free account today.
FAQs
What is the best rental software for landlords?
The best rental software for landlords is one that offers integrated financial and property management tools, including automated bookkeeping, banking (like virtual accounts and high APY), rent collection, and tenant screening, and reporting.
What is the best free landlord software to keep track of rental properties?
For keeping track of rental properties, look for landlord property software that offers free, integrated bookkeeping and robust expense tracking. Baselane offers all this, plus tenant screening, digital lease creation and e-signing, and more at no monthly cost, making it an excellent choice for free landlord software.
Which online landlord software is best for managing 11+ units?
The best online landlord software for managing 11 or more units is one that offers robust automation and scalability features. Look for multifamily property management software that provides tools such as virtual property accounts, automated expense categorization, and batch rent collection.
Which must-have features should I look for when choosing the best landlord solution for rental properties?
When choosing the best landlord solution for your rental properties, look for banking, built-in accounting, rent collection, expense tracking, tenant screening, debit cards, native collaboration, and digital leases.
How does rental property software simplify bookkeeping for landlords?
The best free property management software simplifies bookkeeping by automatically categorizing transactions to the right property and Schedule E category. Baselane’s landlord accounting is fully integrated, automatically categorizing transactions to specific properties and Schedule E tax categories for real-time cash flow insights and on-demand financial reports, saving you hours when tax time rolls around.
How does landlord automation software help with banking?
Landlord automation software that offers bank accounts helps you organize your finances across properties with features like unlimited accounts, debit cards, and high APY on deposits.
What are the different types of landlord software available in the market?
The types of landlord software available range from all-in-one property management systems (PMS) for daily operations like Baselane to specialized tools such as real estate investment software. Read our guide on the best software for real estate investors.
