Best Property Management Software 2020

Discover the best property management software systems on the market. Use the tools below to market your properties, manage day-to-day operations, and grow your business.

Best Property Management Software

AppFolio

AppFolio

Property Management Software
Rating:
Price: $1.25 per unit per month
AppFolio is a popular property management system that is used to manage a variety of portfolio types including residential, commercial, student housing, and community associations. AppFolio is one of the biggest players in the space, and the company generated generated more than $250 million in revenue in 2019. This solution is best suited for property managers managing a high volume of properties. AppFolio includes all the core property management features, as well as several high-tech offerings including their AI Leasing Assistant and 24/7 Maintenance Contact Center.
Pros:
  • Has integrations with over 80 listing websites to ensure your properties are easy to find
  • Powerful artificial intelligence features automates many leasing and accounting tasks
  • Has a 24/7 maintenance contact center that fields your tenant’s maintenance-related calls
Cons:
  • There is a 50 unit minimum to purchase AppFolio, and even higher unit requirements for artificial intelligence features and maintenance contact service
  • Does not offer an open API which restricts third-party integrations
  • Like most property management solutions, you'll probably need to use a separate accounting software like Quickbooks
Buildium

Buildium

Property Management Software
Rating:
Price: $50 per month
Buildium is a property management solution used by over 16,000 property managers. This platform is used to manage a variety of portfolio types including community associations, student housing, affordable housing, and residential properties. Buildium a powerful end-to-end solution equipped with tools to manage the entire property management lifecycle from the initial marketing of your units to inspecting your properties after tenants move out.
Pros:
  • Electronic payments are processed in 1 to 2 business days
  • Your company can add an unlimited number of users to your Buildium account
  • Offers open API access to integrate with other systems and build custom workflows
Cons:
  • Some customers find Buildium’s accounting feature to be difficult to implement. Many prefer to use third-party software like QuickBooks
  • Does not include some cutting edge features like AI leasing agents and 24/7 maintenance contact centers
  • Pricing becomes less competitive as you scale
Re-Leased

Re-Leased

Property Management Software Best Commercial Property Management Solution
Rating:
Price: Contact Vendor
Re-Leased is a commercial property management solution used for various property types including commercial properties, co-working spaces, student accommodations, and office & industrial properties. This solution is utilized by more than 2,500 users in more than 40 countries. Re-Leased is ideal for small to midsize businesses with a rent roll exceeding $1 million.
Pros:
  • Robust CAM budgeting makes this solution ideal for those managing commercial properties
  • Interactive calendar helps you track key dates and is integrated with Google Calendar, Office 365, and Outlook
  • Seamlessly integrated with popular accounting solution, Xero
Cons:
  • Does not offer an open API which restricts third-party integrations
  • Although Re-Leased includes built-in accounting tools, you will likely need to purchase a separate accounting software
  • Does not support two-way texting and emailing
Avail

Avail

Property Management Software
Rating:
Price: Free
Avail is a popular property management solution used by over 170,000 independent landlords nationwide. Avail is best suited for landlords managing 1 to 15 units. This platform includes property marketing tools, automatic rent collection, maintenance request tracking, and eLeasing.
Pros:
  • Avail offers a free plan that includes all of its major features, but charges tenants for bank transfers, credit card transactions, and tenant screenings
  • Syndicates property listings to ten popular listing websites
  • Allows independent landlords to easily implement automatic rent collection and maintenance request tracking
  • Includes a digital leasing tool which allows you to draft, send, and receive eLeases
Cons:
  • Does not include an accounting module
  • While it is free, Avail's reporting is less robust than alternatives
  • Avail’s free plan does not include a marketing website or customizable applications & leases
  • Does not offer an open API which restricts third-party integrations
RentRedi

RentRedi

Property Management Software
Rating:
Price: $19.95
RentRedi is a popular property management platform used by over 1,500 customers to manage their residential properties. This solution includes several useful features including automated listing syndication, online rental applications, maintenance request tracking, and electronic payment processing. RentRedi offers competitive pricing that includes unlimited properties, units, tenants, and teammates. This solution is best suited for independent landlords that manage 1 to 100 units.
Pros:
  • Offers competitive pricing that includes unlimited properties, units, tenants, and teammates
  • Consistently adds features driven by customer feedback
  • Includes easy-to-use mobile applications for landlord and tenant
  • Responsive customer support team with live chat support
Cons:
  • Does not include robust accounting and reporting tools
  • Does not include text messaging
  • Does not support electronic lease signatures
Rentec Direct

Rentec Direct

Property Management Software
Rating:
Price: $35 per month
Rentec Direct is a property management platform used by over 15,000 landlords to manage their properties. This solution is typically used for residential portfolios, but about 10% of customers use this platform to manage commercial properties. Among solutions with paid subscriptions, Rentec Direct is one of the most affordable solutions on the market.
Pros:
  • Rentec Direct is more affordable than their leading competitors: AppFolio and Buildium
  • Customer-friendly pricing without any set up fees or long term commitment
  • Integrates with Blue Moon Software and zInspector, two useful tools for electronic leasing and property inspection
Cons:
  • Communication features are not as robust as its top competitors
  • User interface and marketing website look dated
  • You can’t pay vendors for work orders through the system, or receive contributions from owners
  • Similar to other property management solutions, you may need to use a separate accounting software like Quickbooks
TurboTenant

TurboTenant

Property Management Software
Rating:
Price: Free
TurboTenant is a free-to-use property management solution used by over 250,000 landlords nationwide. This solution is equipped with several useful tools for property marketing, lead tracking, and rent collection. TurboTenant is ideal for independent landlords managing 1 to 100 units.
Pros:
  • TurboTenant is free to use and ideal for independent landlords
  • Pre-screener questionnaire helps narrow down leads to only the best applicants
  • Equipped with automatic text and email notifications for landlords, leads, and applicants
Cons:
  • Does not include maintenance request tracking
  • Does not include accounting or reporting tools
  • Does not support outgoing payments to vendors and owners
  • Tenants can not respond to your messages via text, they must use a browser and log into the TurboTenant application
Cozy

Cozy

Property Management Software
Rating:
Price: Free
Cozy is a free property management solution used by over 50,000 independent landlords nationwide. Cozy provides useful tools to help you market your properties, automatically receive payments, and manage maintenance requests.
Pros:
  • Access to the platform is free, but includes fees for tenant screenings and credit card transactions
  • Automates rent collection and property listing syndication
  • Allows landlords to communicate with tenants directly through the platform
  • User interface is well designed and easy to navigate
Cons:
  • Does not syndicate property listings to as many websites as competitors
  • Takes 5 business days for rent collection payments to appear in your account
  • Since accounting capabilities are limited, many customers also purchase third-party accounting software
  • Does not offer reporting or electronic leases

Property Management Software FAQs

Property management software optimizes and automates a variety of tasks that property managers are responsible for. The software helps property managers market their units, streamline day-to-day operations, collect payments, and track finances.
Property management software is used for a variety of portfolio categories. Here are the types of portfolios you can use property management software for:

  • Affordable housing
  • Commercial properties
  • Community associations
  • Residential properties
  • Student housing
Property management software pricing depends on the number of units and the type of portfolio. Here's a typical breakdown of the costs associated with this type of software:

  • Residential: $1.25 per unit per month
  • Commercial: $1.50 per unit per month
  • Community associations: $0.80 per unit per month

Additionally, there are several free solutions on the market like Avail and Cozy.
The best property management software for you will depend on your budget, desired features, and portfolio type. In general, here is a breakdown of the best solution for each customer segment.

  • Avail is the best free property management tool
  • Buildium is best for small to medium sized residential portfolios
  • AppFolio is best for large residential portfolios
  • Re-leased is best for managing commercial properties
The most popular property management solutions are AppFolio, Avail, and Buildium. These solutions have tens of thousands of customers each.
The most common property management software features are:

  • Custom property listings
  • Automatic listing syndication
  • Marketing website
  • Customizable applications
  • Tenant screening
  • Electronic leases
  • Online tenant portal
  • Two-way texting
  • Emailing
  • In-app messaging
  • Maintenance management tools
  • Property inspections tools

Property Management Industry Research & Advice

Avail vs. RentRedi

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Avail vs. TurboTenant

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