Best Property Management Software 2026: Top 10
Property management software helps landlords and property managers handle tenants, leases, maintenance, and accounting.
Quick Comparison
| Software | Best For | Starting Price | Units Included |
|---|---|---|---|
| Buildium | Growing PMs | $55/mo | 150 units |
| AppFolio | Large portfolios | $1.40/unit/mo | 50+ units |
| Rent Manager | All sizes | Custom | Unlimited |
| TenantCloud | Small landlords | Free | 75 units |
| Avail | DIY landlords | Free | Unlimited |
1. Buildium — Best Overall
Price: $55-180/month
Buildium serves property managers with 50+ units.
Features
- ✅ Tenant screening
- ✅ Online rent collection
- ✅ Lease tracking
- ✅ Maintenance requests
- ✅ Accounting
- ✅ Owner portal
Best For: Professional property managers.
2. AppFolio — Best for Scale
Price: $1.40/unit/month (50 unit minimum)
AppFolio excels at larger portfolios.
Features
- ✅ AI leasing assistant
- ✅ Online payments
- ✅ Maintenance coordination
- ✅ Accounting
- ✅ Marketing
- ✅ Inspections app
Best For: Large property management companies.
3. TenantCloud — Best Free Option
Price: Free - $35/month
TenantCloud offers free property management.
Free Features
- ✅ 75 units free
- ✅ Online payments
- ✅ Maintenance tracking
- ✅ Listings
- ✅ Tenant screening
Best For: Small landlords, budget-conscious.
4. Avail (by Realtor.com) — Best for DIY
Price: Free - $9/unit/month
Avail is designed for independent landlords.
Features
- ✅ Listing syndication
- ✅ Applications & screening
- ✅ Lease templates
- ✅ Rent collection
- ✅ Maintenance tracking
Best For: DIY landlords, 1-10 units.
5. Rent Manager — Enterprise Choice
Price: Custom pricing
Rent Manager offers maximum customization.
Features
- ✅ Full customization
- ✅ Accounting
- ✅ Work orders
- ✅ Reporting
- ✅ API access
- ✅ On-premise option
Best For: Large operations, complex needs.
Feature Comparison
| Feature | Buildium | AppFolio | TenantCloud |
|---|---|---|---|
| Free plan | ❌ | ❌ | ✅ |
| Tenant screening | ✅ | ✅ | ✅ |
| Rent collection | ✅ | ✅ | ✅ |
| Accounting | ✅ | ✅ | ✅ |
| Mobile app | ✅ | ✅ | ✅ |
Our Recommendations
| Need | Choose |
|---|---|
| Overall | Buildium |
| Large portfolio | AppFolio |
| Free | TenantCloud |
| DIY landlord | Avail |
| Enterprise | Rent Manager |
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Last updated: January 2026