For 1 to 50 units · Updated September 15, 2026
Property management software for small landlords
The short answer
- Pick by how you want to get paid and how much bookkeeping you need.
- If you want books, leases, e-signatures and maintenance in one place, Proppely is free with no unit limit, and online payments are $9.99 a month for one LLC.
- If you only need tenants to pay online with no subscription, Innago, TurboTenant and Avail do that for $0, with tenants paying a per-payment fee.
Options for small landlords, compared
Proppely
Free with unlimited units. $9.99/month per payments account once you set up online payments, capped at $400.Best for: Small landlords who want books, leases and maintenance in one place
A double-entry ledger, owner statements, e-signatures, maintenance with vendors and work orders, and a tenant portal, free. An AI assistant can look up records and make changes you confirm, from the web app, the desktop app, WhatsApp or Telegram.
See detailsTurboTenant
Essentials, starting at $12.42/month billed yearly ($149/year for 1–10 units)Best for: Finding and screening tenants
The free plan covers rent collection and screening, with renters paying a $2 ACH fee. Accounting and e-signatures are listed on paid plans.
Proppely vs TurboTenantInnago
Free; no paid planBest for: Online rent with no subscription
Free with no paid plan; Innago says tenant fees for online payments and screening reports pay for it.
Proppely vs InnagoAvail
Free; paid plan $9 per unit/monthBest for: State-specific leases with e-signing on a free plan
The free plan includes online rent collection and state leases with e-signing. The paid plan is $9 per unit per month and waives tenant ACH fees.
Proppely vs AvailLandlord Studio
Pro, $12/month billed annually, with a per-unit charge above 3 unitsBest for: Three units or fewer
The Go plan is free for up to 3 units and includes online rent collection; Pro charges for each unit above that.
Proppely vs Landlord StudioRentRedi
$29.95/month billed monthly, or $12/month billed annuallyBest for: Paying yearly for a mobile-first app
No free plan; $12/month billed annually. RentRedi describes itself as mobile-first, with landlord and tenant apps.
Proppely vs RentRedi
Proppely publishes this page and lists itself first; the order is not a ranking. Competitor details come from each vendor’s own site, checked September 15, 2026.
What a small landlord actually needs
Most small portfolios need the same core, and most of it should not cost extra:
- Online rent collection with autopay
- A ledger that shows who owes what, and statements you can hand an owner or your accountant
- Leases and e-signatures
- Maintenance requests that reach a vendor
- A tenant portal
Where small landlords overpay
Per-unit plans cost more as you add units. Plans with a size cap need an upgrade once you pass the cap: DoorLoop Starter stops at 10 units, TenantCloud Starter at 10 leases, Rentec Direct Starter at 10 properties, and Landlord Studio’s free Go plan at 3 units. E-signatures charged per document, like DoorLoop Starter’s $3, add up at renewal time.
Proppely has no unit cap and includes e-signatures. Online payments are $9.99 a month for one LLC, however many units it holds.
Published prices
| Software | Free plan | Lowest paid plan | Unit limits | Online rent fees | Source |
|---|---|---|---|---|---|
| Proppely | Yes. Free workspace, $0/month. Online payments (rent collection, vendor payments, screening) are not included. | $9.99/month per payments account, once you set up online payments | None, free or paid | ACH: $2.35 flat, paid by the resident by default; you can absorb itCard: 3.5% + 30¢, U.S. Visa and Mastercard, optional per business and subject to approval | Proppely pricing |
| TurboTenant | Yes. Free plan, $0/month, includes online rent collection. | Essentials, starting at $12.42/month billed yearly ($149/year for 1–10 units) | None on the free plan; paid plans priced by unit count | ACH: $2 on the free plan, paid by the renterCard: 3.49%, paid by the renter | TurboTenant pricing |
| Innago | Yes. Free, with no paid plan. Includes online rent collection. | No paid plan | None | ACH: $2, paid by the tenant unless the landlord absorbs itCard: 2.99% | Innago pricingInnago FAQInnago expense reporting |
| Avail | Yes. Unlimited plan, $0/unit, includes online rent collection and state-specific leases with e-signing. | Unlimited Plus, $9 per unit per month | None | ACH: $2.50 per transfer on the free plan, paid by the tenant; $0 on Unlimited PlusCard: 3.5% | Avail pricing |
| Landlord Studio | Yes. Go plan, free for up to 3 units, includes online rent collection. | Pro, $12/month billed annually, with a per-unit charge above 3 units | 3 units on the free plan | ACH: $2.50 per transaction, paid by the landlord by default, per its help centerCard: 3.49%, paid by the tenant, per its help center | Landlord Studio pricingLandlord Studio rent collection FAQLandlord Studio card payments (help center) |
| Stessa | Yes. Essentials, free, includes bank feeds, a tenant ledger, maintenance tracking and online rent collection. | Manage, $15/month billed monthly or $12/month billed annually | Unlimited properties on all plans | ACH: $2 to an external bank, paid by the tenant; $0 into a Stessa accountCard: 3% | Stessa pricingStessa fee FAQ |
| RentRedi | No. 30-day money-back guarantee. | $29.95/month billed monthly, or $12/month billed annually | Unlimited properties, tenants and teammates | ACH: $1.00, charged to the tenant by defaultCard: 3.1% + $0.30 | RentRedi pricingRentRedi convenience fees |
| TenantCloud | No. 14-day trial. | Starter, $15/month billed yearly | Unlimited properties and units; Starter allows 10 leases | ACH: $1.95 on Starter, paid by the tenantCard: 3.5% + $0.30 | TenantCloud pricingTenantCloud card fee |
As published on September 15, 2026. Other sources: RentRedi mobile apps, RentRedi on its mobile-first apps. Vendors change pricing; the linked page is the authority.
Questions
What is the best free property management software for small landlords?
It depends on what you need free. Proppely includes the ledger, owner statements and e-signatures free with unlimited units, and charges $9.99 a month per payments account for online payments. Innago, TurboTenant and Avail collect rent online for free, with tenants paying a per-payment fee.
Do I need property management software for 5 units?
You do not need it, but it saves time on rent tracking, late balances, maintenance and year-end books. A free plan costs nothing to try.
Can I switch later?
Yes. Export tenants, leases and balances as spreadsheets before you cancel anything. Proppely imports spreadsheets and reads lease PDFs to pre-fill lease terms, which you check in the web or mobile app before the lease is created.