Our Top Picks

123Landlord Logo
123Landlord.com
  • Deployment: Web-based, cloud, SaaS
  • Customer service: 24/7 (live rep), phone during business hours, online
  • Late fee calculation
123Landlord.com allows property owners and managers to manage tenants and properties with ease. It automates crucial tasks such as rent collection, tenant details management, and rent due tracking, enabling users to access this information from their computers and mobile devices.

This web-based rental property management solution offers all the essential features you need to grow your rental property business. It’s an ideal tool for both small and medium-sized rental companies.

123Landlord.com allows users to create work orders and track lease expiry dates, expenses, and income. Some of its core features include a tenant portal and rent collection, expense tracking, tenant screening, and email and text messaging capabilities.

Pros & Cons

Pros

  • Robust reporting tools
  • Global search tool
  • Visual dashboard

Cons

  • No inspection management
  • Lacks rate management

What Customers Are Saying

The overarching opinion of many customers is that not only does 123Landlord.com have a responsive customer support team but it's a well-planned application with all the necessary tools available. It's useful for individual landlords and agents, easy to use, and has a tenant portal so they can handle invoices and other important tasks.

Summary

123Landlord Logo
123Landlord.com
  • Starting Price
    • $79/mo for Enterprise
    • $49/mo for Deluxe
    • $29/mo for Premier
    • $13/mo for Professional
    • $7/mo for Basic
  • Free Trial/Demo
    15-Day trial
  • Deployment
    Web-Based, Cloud, SaaS
  • Support Options
    24/7 (Live Rep)
    Business Hours
    Online
  • Maintenance Management
    Yes
Features
  • Deployment: Web-based, cloud, SaaS
  • Customer service: 24/7 (live rep), phone during business hours, online
  • Late fee calculation
AppFolio Logo
AppFolio Property
  • Deployment: Web-based, cloud, SaaS, iPhone/iPad, Android
  • Customer service: Phone during business hours, online
  • Integrations
AppFolio is a comprehensive property management software ideal for property owners and managers. It’s a suitable solution for those with an extensive portfolio of rental properties.

You can use the software to manage commercial buildings, residential properties, community associations, and student housing. The software allows users to control all management aspects of their properties, including leasing, reporting, maintenance, and accounting.

This cloud-based rental software offers instant access to reports and statements via the owner portal. It also allows users to post hundreds of ads and listings with a single click. Additionally, clients can screen tenants online and send text messages to them effortlessly.

Pros & Cons

Pros

  • Text and email alerts
  • Mobile apps
  • Extensive business metrics

Cons

  • Lacks a free trial
  • No rate management
  • No 24/7 live rep support

What Customers Are Saying

AppFolio Property's customized web portals and integration capabilities are two of the features users appreciate. Customers are impressed with the mobile side of the app because it's seamless and the reporting is a helpful value-add feature. Thanks to its user-friendly design, AppFolio makes onboarding new team members a quick process.

Summary

AppFolio Logo
AppFolio Property
  • Starting Price
    • $1.25 per unit/ month for Residential
    • $1.50 per unit/ month for Commercial
    • $.80 per unit/ month for Community Associations
    • $1.25 per unit/month for Student Housing
  • Free Trial/Demo
    Free demo
  • Deployment
    Web-Based, Cloud, SaaS
    iPhone / iPad
    Android
  • Support Options
    Business Hours
    Online
  • Maintenance Management
    Yes
Features
  • Deployment: Web-based, cloud, SaaS, iPhone/iPad, Android
  • Customer service: Phone during business hours, online
  • Integrations
Buildium Logo
Buildium
  • Deployment: Web-based, cloud, SaaS, iPhone/iPad, Android
  • Customer service: Phone during business hours, online
  • Maintenance management
Buildium is an all-inclusive rental management software designed for property managers. It handles crucial property management tasks, including reporting, accounting, online payments, and company financials.

It’s an ideal residential rental management software due to its scalability. It works seamlessly with leading rental sites, such as Trulia and Zillow, allowing users to post listings directly on these sites. The software’s pricing is based on the number of units being managed, meaning you’ll pay less per unit if you have more units.

You can use this software to manage multiple property types, including residential, commercial, student housing, and community associations.

Pros & Cons

Pros

  • Online payment system
  • Easy to use
  • Highly scalable

Cons

  • Lacks late fee calculation feature
  • No rate management
  • No 24/7 live rep support

What Customers Are Saying

Buildium's software integrations, training options, and ability to facilitate communication via email and text are just a few of the reasons customers think it's a great program. The dashboard helps customers stay organized thanks to its user-friendly interface, and it's structured in a natural way so the process is logical and easy to follow.

Summary

Buildium Logo
Buildium
  • Starting Price
    • $50/mo for Essential
    • $160/mo for Growth
    • $460/mo for Premium
  • Free Trial/Demo
    14-Day trial
    Free demo
  • Deployment
    Web-Based, Cloud, SaaS
    iPhone / iPad
    Android
  • Support Options
    Business Hours
    Online
  • Maintenance Management
    Yes
Features
  • Deployment: Web-based, cloud, SaaS, iPhone/iPad, Android
  • Customer service: Phone during business hours, online
  • Maintenance management
Propertyware Logo
Propertyware
  • Deployment: Web-based, cloud, SaaS, iPhone/iPad, Android
  • Customer service: Phone during business hours, online
  • Inspection management
Propertyware gives managers better control over their properties, including mixed portfolios. The platform lets users post vacancies and includes integrated tenant screening and lead-to-lease functionalities.

It comes with an owner's portal that supports instant access, custom reports, online payments, the addition of custom fields, and cash and accrual accounting. This web-based system offers integrated accounting, flexible pricing, and marketing solutions.

It’s suitable for businesses aiming at scaling their rental property portfolios. The software offers robust reporting, including the ability to develop custom fields. It also includes automatic email alerts for tenants and owners.

Pros & Cons

Pros

  • Automatic email alerts
  • Highly customizable
  • 24/7 access

Cons

  • Lacks rate management
  • No 24/7 live rep support
  • More expensive than other software on this list

What Customers Are Saying

Customizability is the top feature users like with Propertyware. Its ability to scale with an organization's needs makes it a cost-effective investment. The reports are easy to create and understand, and because it's user-friendly, many find it easy to navigate and utilize Propertyware's functions.

Summary

Propertyware Logo
Propertyware
  • Starting Price
    • $1 Per Unit, Per Month for Basic
    • $1.50 Per Unit, Per Month for Plus
    • $2 Per Unit, Per Month for Premium
  • Free Trial/Demo
    Free trial
  • Deployment
    Web-Based, Cloud, SaaS
    iPhone / iPad
    Android
  • Support Options
    Business Hours
    Online
  • Maintenance Management
    Yes
Features
  • Deployment: Web-based, cloud, SaaS, iPhone/iPad, Android
  • Customer service: Phone during business hours, online
  • Inspection management
TenantCloud Logo
TenantCloud
  • Deployment: Web-based, cloud, SaaS
  • Customer service: Online
  • Late fee calculation
TenantCloud is a good solution for owners who want to manage their rental properties rather than outsourcing to a management agency.

The software allows property owners to maximize income from their properties. It lets landlords accept payments online through PayPal, ACH transfer, credit cards, and debit cards. It includes a built-in accounting system that allows users to store receipts and check financial reports.

The software handles all rental management tasks, from online applications and tenant screening to maintenance requests. TenantCloud offers a free version that works with up to 75 units.

Pros & Cons

Pros

  • Multiple interlinked features
  • Reasonably priced
  • Free for up to 75 units

Cons

  • Lacks a free demo
  • No rate management
  • Lacks inspection management

What Customers Are Saying

Landlords and property owners love TenantCloud's features because the program helps them manage their rentals effectively. They also rave that tenants love how easy it is to pay their rent and plenty of other ways it keeps them organized, including the phone app. Overall, TenantCloud is the cost-effective solution that helps them take care of their tenants.

Summary

TenantCloud Logo
TenantCloud
  • Starting Price
    • $9/mo for Standard
    • $35/mo for Advanced
  • Free Trial/Demo
    Free version available
  • Deployment
    Web-Based, Cloud, SaaS
  • Support Options
    Online
  • Maintenance Management
    Yes
Features
  • Deployment: Web-based, cloud, SaaS
  • Customer service: Online
  • Late fee calculation

How We Chose the Best Rental Software

Rental software helps automate and simplify daily tasks for property owners and managers, including billing and accounting, tracking and managing tenant information, posting vacancies, and property maintenance.

Choosing such software can be challenging considering the many options available today. We’ve made your work easier by compiling a list of the best rental software of 2021 based on what matters most to property owners and managers, including rental features, integrations, and reporting capabilities.

Rental Features

The best rental software includes features for contact, inspection, and rental management. We concentrated on rental software with comprehensive features.

Integrations

Ideally, the software offers pre-built integrations for accounting systems, CRM systems, and other tools often used with rental software. Online accounting is one of the main integrations we looked at when evaluating rental software.

Reports

Detailed reports help the user measure and improve the performance of their rental properties. We considered rental software that allows property managers and owners to generate robust reports, including late fees, tenant details, rent, unit detail, and other vital data critical in property management.