The 10 Best Property Management Software For 2024

Overview

Managing rental properties effectively in 2024 requires more than just spreadsheets and manual processes—it demands the power of advanced property management software. If you're a small landlord, check out our detailed guide on Property Management Software for Small Landlords for tailored insights and solutions. Whether you're a small landlord with a handful of units or a seasoned investor with a diverse portfolio, finding the right tools can save time, reduce costs, and help you scale efficiently. In this guide, we've curated the 10 best property management software solutions for 2024, highlighting their unique features, pricing, and ideal use cases. From cutting-edge platforms tailored for growing landlords to budget-friendly options for beginners, you'll discover the perfect software to simplify your rental operations. Ready to elevate your property management game? Let’s dive in.

1. Simpli Management

(Best Overall Property Management Software)

Best For: Growing landlords

Simpli Management leads the pack as the best property management software for its modern design and robust features that cater to growing portfolios. It provides a robust platform for managing residential, commercial, and mixed-use properties with features such as acquisition analysis, on-platform lease signing, digital applications, maintenance tracking, and advanced accounting tools.

Simpli Management's software is designed to grow with landlords’ portfolios and eliminate the need for costly data migrations, outdated spreadsheets, and outdated software. Learn why Simpli Management is the Best Property Management Accounting Software for real estate professionals.

Pricing:

• $2 per unit per month for vacant units
• $5 per unit per month for occupied units
• No minimum monthly amount

Features:

• Portfolio analysis
• Building analysis
• Underwriting tool
• Accounting tools
• Maintnence tracking
• Online rent collection
• Online application fees
• Digital applications
• Loan tracking
• Owner portal
• Manager portal
• Tenant portal

Pros & cons:

• Pros
• Simple all inclusive pricing
• Modern user interface
• Advanced features included under basic pricing
• High quality customer service
• Built for growing portfolios
• Cons
• Tenant background, and credit check features are still being developed
• Mobile app is still in development

2. Buildium

Best For: Large portfolios and community associations

Buildium offers extensive features, including accounting, tenant communication, and automated workflows. It’s best suited for professional property managers handling medium to large portfolios. Buildium is also suitable for landlords who may not need, or want access to all features of a software at once.

Pricing:

• Essential: Starting at $58 per month
• Growth Plan: Starting at $183 per month
• Premium Plan: Starting at $375 per month
• Additional Fees per unit depending on the plan, and number of units

Features:

• Handle a variety of different asset classes
• Online payment collections
• Bookkeeping
• Maintenance management
• Vendor management
• Tenant communications

Pros & cons:

• Pros
• Offer a tired solution for pricing
• Automatic rent collection through a tenant portal
• Training Materials
• Cons
• Expensive Pricing
• Bank Account Setup Fee on basic plans
• No underwriting tools, or dedicated loan tracking

3. AppFolio

Best For: Enterprise-level property management

AppFolio stands out for its advanced accounting tools, automation capabilities, and support for mixed-use properties with more than 50 units. Appfolio also provides a variety of other property management tools you might find in other solutions.

Pricing:

• Core Plan: $280 per month
• Plus Plan: $900 per month
• Additional Fees per unit depending on the plan, and number of units

Features:

• Online resident portal
• Online payments
• Online Documents
• Communication services
• Owner Portal

Pros & cons:

• Pros
• Plans for community associations
• Supports all unit types
• Has mobile app
• Cons
• Expensive Pricing
• Harder for smaller landlords to afford
• Features limited based on subscription plan

4. Landlord Studio

Best For: DIY landlords and small portfolios

Landlord Studio focuses on simplicity and affordability, offering accounting tools and rent tracking for small-scale landlords. Landlord studio has tailored their solution to be a solid entry software for beginners just getting into real estate.

Pricing:

• Go Plan: Free for 3 units
• Pro Plan: Starting at $15 per month for your first 3 units
• Pro Plus Plan: Starting at $35 per month for your first 3 units

Features:

• Online rent collection
• Rental accounting
• Maintenance management
• Tenant Screening

Pros & cons:

• Pros
• Free for first 3 units on Go Plan
• Tenant screening
• Custom screening questions
• Cons
• No financial analysis
• No dedicated loan tracking
• No digital lease signing
• No support for adding property management

5. TurboTenant

Best For: Budget-conscious landlords

TurboTenant offers free tenant screening and online applications, making it a solid choice for landlords with fewer properties. They offer basic services at a low or no cost to landlord approach, offloading much of the expense directly to the tenants instead.

Pricing:

• Fee Plan
• Pro Plan: $9.92 per month
• Premium Plan: $12.42 per month
• Accounting Tools: $15 for the first unit & $5 per additional unit per month
• Tenants Pay on Free Tier: $55 per screening, $2 per ACH transfer, and 3.49% per Credit card payment
• Tenants Pay on Premium: $45 per screening, and 3.49% per Credit card payment

Features:

• Support for various asset classes
• Tenant screening
• Document storage
• Online payments

Pros & cons:

• Pros
• Free basic tier
• customer support through phone and online
• Cons
• Tenants have to pay for it
• Limited advanced features
• Charges fees for additional services
• Expensive accounting add on

6. Entrata

Best For: Large scale multifamily property management

Entrata specializes in managing multifamily properties with marketing, accounting, and leasing features tailored for complex operations. They provide a large tool base that can help with many property management needs.

Pricing:

• Not publicly listed (often a sign of very high pricing)
• This pricing structure makes it difficult to know if you are being charged more, or less than another company using the same service

Features:

• Accounting features
• CRM for tenant lead management
• Maintenance management
• Invoicing
• Tenant portal

Pros & cons:

• Pros
• A comprehensive suite of property management tools
• Usability
• Cons
• Hidden enterprise pricing structure
• Potentially high prices
• Reports of delayed customer support

7. DoorLoop

Best For: Small to medium sized landlords

DoorLoop is designed for ease of use, with a short learning curve and solid customer support. They also offer a training library to help customers setup their accounts.

Pricing:

• Starter Plan: starts at $69 per month
• Pro Plan: starts at $139 per month
• Premium Plan: starts at $199 per month
• Each plan can increase when adding additional units

Features:

• Online payments
• Tenant portal
• Maintenance management
• Accounting
• Rental applications

Pros & cons:

• Pros
• User-friendly interface and design
• Fast onboarding process
• Cons
• Less cost effective than others in the same price range
• No portfolio financial analysis tools
• No loan tracking tools

8. Yardi Breeze

Best For: Scalable solutions for all property types

Yardi Breeze provides a wide range of features for residential, commercial, and affordable housing portfolios. Yardi Breeze is an established company with a recognizable brand name.

Pricing:

• Residential Portfolio Basic Plan: minimum of $100 per month with additional units costing $1 per month extra
• Residential Portfolio premier Plan: minimum of $400 per month with additional units costing $1 per month extra
• Commercial Portfolio Plan: minimum of $200 per month with additional units costing $2 per month extra
• Affordable Housing Portfolio Plan: minimum of $400 per month with additional units costing $3 per month extra

Features:

• Accounting
• Online applications
• Online payments
• vendor payments

Pros & cons:

• Pros
• Supports a wide variety of asset classes
• Training & customer support
• Many features
• Cons
• Pricing complexity
• Limited portfolio analysis
• No underwriting tool
• Outdated user interface

9. Avail

Best For: Landlords seeking free basic tools

Avail offers free rent collection and tenant management features, with optional paid upgrades for added capabilities.

Pricing:

• Free tier with fees passed on to tenants and limited features
• Unlimited Plus: $9 per unit per month

Features:

• Listing integrations
• Tenant screening
• Lease signing
• Online payments
• Maintenance tracking

Pros & cons:

• Pros
• Easy-to-use listing syndication
• Next day rent payments for paying users
• Cons
• accounting and reporting module isn’t as good as others
• Pricing doesn’t scale for higher unit volumes
• Expensive when compared to other options on this list

10. Propertyware

Best For: Single family landlords

Propertyware is designed with single family landlords in mind who was a basic and straightforward aproach to implementing their online management systems.

Pricing:

• Basic plan: $1 per unit per month with a $250 monthly minimum
• Plus plan: $1.50 per unit per month with a $350 monthly minimum
• Premium plan: $2 per unit per month with a $450 monthly minimum
• There is an onboarding fee associated with each pricing tier of 2X the monthly subscription price

Features:

• Owner portal
• Maintenance tracking
• Accounting
• Tenant screening
• Digital signatures (on non basic plans)

Pros & cons:

• Pros
• Manage large portfolios
• Free trial
• Has integrations
• Cons
• Large onboarding fees
• High monthly minimum for small to medium sized landlords
• Limited advanced features
• Steep learning curve
• Complex user interface

Final Thoughts

After exploring the top property management software solutions available in 2024, it’s clear that Simpli Management stands out as the best property management software for landlords looking to grow and streamline their operations. With its simple, all-inclusive pricing, robust feature set, and intuitive interface, Simpli Management is built to adapt as your portfolio expands. For those managing commercial or mixed-use properties, our article on What is the Best Building Management Software? dives deeper into solutions for large-scale operations.

Unlike other tools that charge hidden fees or lack advanced functionalities, Simpli Management delivers a comprehensive suite of features—including portfolio analysis, digital lease signing, maintenance tracking, and advanced accounting tools—at a transparent, affordable cost. Whether you're managing residential, commercial, or mixed-use properties, this software ensures a seamless experience for landlords, tenants, and managers alike.

Why settle for less when you can have it all? Discover how Simpli Management can revolutionize your property management operations today.