As a landlord managing a handful of properties, I know how tedious staying on top of things can be without the right tools. Keeping track of maintenance requests, leases, rent payments, and a dozen other details often feels like a full-time job. That’s why, as a long-time landlord and property manager, I’m excited to share my list of the best property management software options for small owners like us. These tools have been total game-changers, allowing me to streamline everything from listing vacancies to scheduling repairs to chasing down late rent – all while maintaining a personal touch with my tenants. If you’re tired of juggling folders full of papers or endless email chains and are ready to make your life as a small property owner a whole lot easier, read on! I’ve tested and ranked the top solutions so you can find the perfect fit for your needs.
Overview of Property Management Software
Overview of Property Management Software
As a small property owner, finding software to help manage your properties is an absolute must! I’ve tried many solutions over the years and have found some fantastic options for DIY landlords and property managers alike. These tools can handle everything from applications and leases to maintenance requests and payments.
One of my personal favorites is Buildium. It’s full-featured yet easy to use, with options for single-family homes up to large commercial properties. You can collect rent, market vacancies, oversee repairs, store documents, and run reports to gain valuable insights into your business. Buildium is a bit pricey but worth every penny for its robust functionality and customer service.
For landlords on a budget, Tenant Cloud and TurboTenant offer free or low-cost solutions. Tenant Cloud handles the essentials like applications, leases, and payments. TurboTenant is ideal for filling vacancies fast with its free listing syndication to sites like Zillow, Trulia, and Apartments.com. Both are simple to set up and use, though with more basic features.
Whatever your needs or budget, there’s property management software out there for you. These tools let you focus on growing your business rather than drowning in paperwork. As properties become available with the click of a button, you can spend less time showing units and more time strategizing your next great investment! The right software choice can make all the difference.
Buildium – Best Overall for Property Management Companies
Buildium is hands down the best property management software out there for professional property managers and management companies. As an enthusiastic user myself, I can’t recommend it enough!
Easy to Use Interface
Buildium’s interface is super intuitive and easy to navigate. Within minutes of logging in for the first time, I felt right at home. The dashboard gives you an overview of your entire portfolio at a glance, with key metrics like occupancy rates, work orders, and income vs expenses.
Robust Feature Set
Buildium has all the features a property manager could want. It handles everything from online rent payments and tenant screening to maintenance requests and financial reporting. I especially love the built-in lease signing feature – it makes getting new tenants signed up a breeze!
Impressive Integrations
Buildium plays nice with all the other software I use. It integrates with popular accounting, payment processing, and tenant screening services. The Zillow integration is a game changer – I can list vacancies on Zillow with a single click and automatically sync showings and applications.
Top-Notch Support
Buildium’s support team is extremely knowledgeable and responsive. Whether I have a question about a specific feature or need guidance improving my processes, they always have the answers I need. They even offer free webinars and video tutorials to help property managers get the most out of the software.
Overall, Buildium is an exceptional, full-featured property management solution with a price tag that easily fits a small property owner’s budget. If you’re looking to streamline your business and provide the best experience for your tenants, Buildium should be at the top of your list!
TenantCloud – Best for DIY Landlords
As a DIY landlord, TenantCloud is a great option for managing your properties. I’ve used TenantCloud for over a year now to manage a small apartment building I own, and absolutely love how simple yet effective it is.
Easy to Use
TenantCloud has an intuitive interface that’s easy to navigate. I was able to get set up and start using it right away without needing to read a manual or take a course. The dashboard provides an overview of important info like pending leases, work orders, and accounts receivable at a glance.
Powerful Features
Don’t let the simple design fool you – TenantCloud packs a punch. It handles all the major functions I need like collecting rent online, managing maintenance requests, screening tenants, creating leases and more. I especially like the accounting features which provide detailed financial reports, income statements and expense tracking to gain insights into my property’s performance.
Affordable Pricing
As a small landlord, keeping costs low is important to me. TenantCloud is very affordable, with plans starting at just $9 per month. They frequently run promotions offering the first month free or 50% off for new customers. At these prices, the software easily pays for itself in time savings and efficiency.
Great Support
On the rare occasions I’ve needed help, TenantCloud’s support team has been extremely responsive. They provide phone support as well as an online knowledge base with video tutorials, how-to guides and a community forum.
Overall, TenantCloud has been a game changer for managing my rental property. The simple yet powerful software, affordable pricing and great support make it an ideal solution for DIY landlords and small property managers. If you’re looking for an easy, cost-effective way to handle the day-to-day tasks of residential property management, I highly recommend giving TenantCloud a try.
Avail – Most Customizable Property Management Software
As a property owner, I’m always on the lookout for tools to make managing my units easier. Avail is one of the most customizable property management software solutions out there for DIY landlords like myself.
Unlimited Customization
Avail allows me to set up my account to match how I operate. I can create custom fields, workflows, and reports to track things like tenant communications, maintenance requests, and expenses. It’s simple to adjust settings to meet my specific needs. If I want to change anything in the future, Avail’s platform is flexible enough to adapt.
Automation Features
With Avail, I can automate many routine tasks like collecting rent, sending late fee notices, and scheduling maintenance. Avail automatically prorates rent for move-ins and move-outs, charges late fees when tenants are overdue, and can dispatch vendors when work orders are created. These features save me a ton of time each month.
Affordable and Scalable
As a small property owner, I don’t have a huge budget for software. Avail’s pricing is very affordable, starting at just $50 per month. Avail also has plans to accommodate larger portfolios if I continue to expand in the future. I can easily upgrade my plan and add more units or properties at any time.
Robust Reporting
Avail provides many useful reports to gain insight into my properties and cash flow. Standard reports include rent collection, occupancy, work order status and more. I can also build custom reports to analyze data the way I want. The interactive dashboard gives me an overview of how my portfolio is performing at a glance.
Overall, Avail strikes a great balance of capability and affordability for DIY landlords and small property management companies. The level of customization allows me to optimize my workflow and the automation features save me valuable time. If you’re looking for an end-to-end solution to simplify property management, Avail is worth checking out.
AppFolio – Best for Managing Multiple Property Types
As a property manager, keeping track of different types of properties can be challenging. That’s why I was thrilled to discover AppFolio. This software was designed with managers like us in mind, providing robust tools to efficiently handle residential, commercial, student housing, and short-term properties in one place.
AppFolio allows me to create dedicated property types for each category I manage. This means I can tailor fields, workflows, and more to the unique needs of each property. For my residential homes, I have a streamlined set of features like online rent payments and maintenance requests that make tenant life easier. My commercial spaces require more complex lease management, and AppFolio handles that with built-in templates and accounting integration.
One of my favorite parts of AppFolio is how customizable it is. I can add custom fields, design my own reports, build task checklists, and automate key processes to fit my business. The visual dashboard gives me an at-a-glance view of important metrics for all properties like occupancy, revenue, and work orders. I also get powerful yet easy-to-use tools for screening tenants, managing leases and rent collection, overseeing maintenance and repairs, and generating insightful reports.
As my portfolio of properties grows over time, it’s essential I have a scalable software solution to support my expanding needs. AppFolio delivers the functionality and flexibility to manage any number of residential or commercial units. Their tiered pricing plans and a la carte features mean I only pay for what I actually use.
For property managers looking for an all-in-one solution to run their business more efficiently across multiple types of properties, AppFolio is a great choice. The customizable, intuitive software provides robust functionality for any portfolio and allows managers to tailor the experience to best fit their company’s needs and workflows. I highly recommend giving AppFolio a try.
Propertyware – Best for Single Family Homes
Propertyware is perfect for single-family home rentals at scale. As a small property owner with multiple single-family homes, Propertyware has been a game changer for how I manage my properties.
Customized for Single-Family Homes
Propertyware is tailored to the unique needs of single-family home property managers. It has dedicated tools for advertising vacancies, screening tenants, handling maintenance requests, and monitoring leases and rents due dates for single-family properties. I can easily keep track of details for each home like number of bedrooms, square footage, and amenities.
Simple and Intuitive
I don’t have a property management background, so I needed something easy to pick up and learn. Propertyware’s interface is very intuitive. I was able to quickly set up my properties and start managing tenants with minimal fuss. Their knowledge base and video tutorials made the learning curve almost non-existent.
Affordable Pricing
As a small property owner, keeping costs low is important. Propertyware’s pricing is very affordable, especially considering how robust their single-family home management features are. They offer monthly subscription plans at a lower cost than most other software solutions. They frequently run promotions offering a free month or two of service for new customers as well.
Excellent Customer Support
Propertyware’s customer support is fantastic. They are very responsive to questions and issues. I’ve contacted them a few times with questions about setting up properties or troubleshooting problems, and they have always gotten back to me quickly with helpful responses. It gives me peace of mind knowing they offer support for any hurdles I encounter.
Overall, Propertyware has been an ideal solution for efficiently managing my single-family rental properties. Their specialized tools, simple interface, affordable pricing, and great support have made the management process a breeze. I highly recommend Propertyware for any small property owners with multiple single-family homes.
TurboTenant – Best Free Property Management Software
As a small property owner, I’m always looking for ways to simplify management and cut costs. That’s why I was thrilled to discover TurboTenant, a free property management software. This user-friendly platform helps me handle all parts of the rental process at no cost.
Listings
Advertising vacancies and screening applicants used to be such a hassle. Now with TurboTenant | Rental Property Management Software, I can create professional listings in minutes that get posted to top rental sites like Zillow, Trulia, and Apartments.com. Applicants can view details, photos, and apply right on my listing page.
Screening and background checks
TurboTenant’s applicant screening features are amazing. I can thoroughly review applicants’ credit, eviction, and criminal background check reports to find the most qualified tenants. It gives me peace of mind knowing I’m renting to trustworthy people.
Leases and documents
Creating legal leases, notices, and other rental documents is a breeze with TurboTenant. They provide free, state-specific templates I can customize as needed. I just fill in tenant and property details, download the documents, and I’m all set. No more paying a lawyer to draft paperwork!
Rent collection
TurboTenant also simplifies rent collection. Tenants can pay rent online via bank transfer or credit card and I get instant notifications when payments are made. Late fees are automatically tracked and charged if needed. I have a complete record of all transactions and monthly statements to keep my finances organized.
Maintenance and support
As if that wasn’t enough, TurboTenant offers free maintenance request tracking and 24/7 customer support. Tenants can report issues and I get alerts to promptly handle repairs. The support team is always there to help if I have any questions.
For a small property owner on a budget, TurboTenant is a game changer. From advertising and tenant screening to lease administration and rent collection, this free software allows me to efficiently manage my properties and maximize profits. I highly recommend giving it a try!
Hosthub – Best for Short-Term Vacation Rentals
When it comes to managing short-term vacation rentals, Hosthub is my top choice. As an owner of beachfront condos, I need software that can handle the complexity of variable rates, cleaning schedules, and guest turnover. Hosthub delivers on all fronts.
Hosthub makes it a breeze to set up different rates for peak seasons, weekends, and holidays. I can configure custom rates for each unit based on factors like size, amenities, and view. Once the rates are in the system, Hosthub automatically adjusts prices as seasons change.
Housekeeping and unit maintenance are also simplified with Hosthub. I can see at a glance which units need cleaning or repairs and schedule services easily. Hosthub sends email reminders to guests about check-out procedures and to cleaning crews about their schedules. This level of automation gives me peace of mind that no details will slip through the cracks.
When it comes to the guest experience, Hosthub excels. The built-in booking engine on my property website makes it easy for guests to check rates and availability and book instantly. Guests love how Hosthub streamlines the check-in process with mobile access to digital keys, house manuals, and more. I appreciate the professionalism this lends to my business.
One of my favorite Hosthub features is how it handles reviews and ratings. Guests can leave reviews on my website or major listing sites like Airbnb and HomeAway. Hosthub automatically compiles these reviews in one place so I can address any issues and make improvements. Positive reviews also help to market my properties by building credibility and social proof.
For the level of service and features Hosthub provides, the cost is very affordable. Plans start at $99/month for up to 50 units. For owners of short-term rentals, especially those with multiple properties, Hosthub is a game-changer. The time savings, automation, and professionalism it enables have been invaluable to growing my vacation rental business. If streamlining operations and improving the guest experience are your goals, Hosthub deserves your consideration.
FAQ on Property Management Software for Small Property Owners
As a small property owner, I’m always looking for ways to efficiently manage my properties without breaking the bank. Property management software has been a game changer, helping me save time on admin tasks so I can focus on growing my business. Here are some of the most frequently asked questions I get about property management solutions:
What types of features should I look for?
The best property management software for small owners should handle the essentials like:
- Collecting rent payments
- Managing lease agreements
- Coordinating maintenance requests
- Marketing listings
I also like options with a user-friendly interface, customizable features, and mobile apps so I can stay on top of things wherever I am. Some solutions even integrate with popular accounting, payment processing, and screening services which saves me from having to enter data multiple times.
How much do these solutions typically cost?
You can expect to pay between $30 to $200 per month for a software solution, depending on the number of units you manage. Many offer month-to-month or annual contracts, as well as discounts if you pay annually. The good news is there are even free property management software options with basic functionality to get you started.
Do I really need property management software?
As my portfolio grew from a single rental unit to 10-15 properties, I found it nearly impossible to keep up with everything manually. Property management software has made my life so much easier by streamlining processes and ensuring nothing slips through the cracks. If you’re still using spreadsheets and filing cabinets, I highly recommend making the switch. Your time is valuable, and this software pays for itself!
What are the most popular software solutions?
Some of the top property management software options for small owners are Buildium, AppFolio, Avail, TurboTenant, and Propertyware. I use Buildium to manage my properties and love that they have solutions for owners of all sizes. Their customer service is also fantastic in case I ever have any questions!
Conclusion
As a small property owner, finding the right management software is essential to efficiently running your business. After evaluating many of the top solutions, I’m confident one of these options will meet your needs. Whether you prefer an all-in-one solution or something tailored to your specific property type, this list provides helpful insights to choose the best software for you.
I’ve been in the real estate business for over 15 years and understand the challenges of managing properties. The right technology makes all the difference in saving time, reducing stress, and maximizing your investment returns. Do yourself a favor and invest in one of these highly-rated software solutions. You’ll wonder how you ever managed without it! With the help of these tools, you’ll be well on your way to becoming the most tech-savvy and profitable property owner in town