Low-cost options, by published price · Updated September 15, 2026
Cheapest property management software, compared
The short answer
- Several products cost $0 a month. What separates them is what the free plan leaves out and what tenants pay on each online payment.
- Proppely is free with unlimited units, including the accounting ledger, owner statements, leases, e-signatures and maintenance. Online payments are $9.99 a month per payments account (usually one per LLC), capped at $400, never per unit.
- Innago, TurboTenant and Avail are also free and include online rent collection, with tenants paying $2 to $2.50 per bank transfer.
Low-cost property management software, compared
Proppely
Free with unlimited units. $9.99/month per payments account once you set up online payments, capped at $400.Best for: Books, owner statements, leases and e-signatures free, with no unit limit
The free workspace includes a double-entry ledger, owner statements, e-signatures, maintenance and the tenant portal with no unit cap. When you set up online payments, the price depends on payments accounts, not units.
See detailsInnago
Free; no paid planBest for: Online rent collection with no subscription at all
Innago has no paid plan. Tenants pay a $2 ACH fee unless you absorb it, and bookkeeping is income and expense tracking with financial reports.
Proppely vs InnagoTurboTenant
Essentials, starting at $12.42/month billed yearly ($149/year for 1–10 units)Best for: Free online rent collection with tenant screening
The free plan collects rent online, with renters paying a $2 ACH fee. Paid plans are billed yearly by unit count.
Proppely vs TurboTenantAvail
Free; paid plan $9 per unit/monthBest for: Free online rent collection and state-specific leases with unlimited units
Free for unlimited units, with tenants paying $2.50 per bank transfer. The paid plan is $9 per unit per month and waives that fee.
Proppely vs AvailStessa
Manage, $15/month billed monthly or $12/month billed annuallyBest for: Investors focused on bookkeeping and tax reports
The free plan includes bank feeds, a tenant ledger and rent collection. Lease templates and e-signatures start on paid plans.
Proppely vs StessaRentRedi
$29.95/month billed monthly, or $12/month billed annuallyBest for: A low price if you pay a year up front
No free plan. $12/month billed annually, or $29.95 billed monthly, with a $1 tenant ACH fee.
Proppely vs RentRediTenantCloud
Starter, $15/month billed yearlyBest for: A low yearly price for up to 10 leases
No free plan. Starter is $15/month billed yearly ($180 a year) and allows 10 leases.
Proppely vs TenantCloud
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 “cheap” actually costs
Free landlord software is paid for somewhere. The usual places are tenant payment fees, applicant screening fees, and paid upgrades that unlock accounting, e-signatures or lower payment fees.
Add up three numbers before you choose: the monthly subscription, the per-payment fees your tenants or you will pay, and what the plan you need costs once you pass its unit or lease limit.
How Proppely prices
Proppely does not charge for units. The membership counts payments accounts, usually one per LLC, once their setup has started: $9.99 a month for the first, $9.99 for each additional one, capped at $400.
With Proppely Payments, paying vendors and moving money to your own bank by standard ACH carries no Proppely fee.
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 |
| 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 |
| 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 |
| 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 |
| 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 |
| Baselane | Yes. Core plan, $0/month, includes a transaction ledger, bookkeeping by entity and online rent collection. | Smart, $20/month on an annual plan | None stated | ACH: $2–$5 per its fee table; waived for deposits into a Baselane accountCard: 3.49%, paid by the tenant | Baselane pricingBaselane lease agreements help |
| 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) |
| 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 |
| Rentec Direct | No. Two-week trial. | Starter, $25/month flat | Starter: up to 10 properties and tenants | ACH: $2.00 on StarterCard: 3.50% on Starter | Rentec Direct pricingRentec Direct pricing transparency |
As published on September 15, 2026. Vendors change pricing; the linked page is the authority.
Questions
What is the cheapest property management software?
Several products are $0 a month, including Proppely, Innago, TurboTenant, Avail and Stessa. Proppely’s free workspace has no unit limit and includes the accounting ledger, leases and e-signatures, but does not collect rent online; online payments are $9.99 a month per payments account. Innago, TurboTenant and Avail collect rent online at $0, with tenants paying a per-payment fee.
Is free property management software really free?
The subscription is. Most free plans charge tenants $2 to $2.50 per bank transfer and about 3% to 3.5% on cards, and keep some features for paid plans.
Which is cheapest for a large portfolio?
It depends on how many LLCs you run and how many payments your tenants make, because at scale per-payment fees can outweigh the subscription. Avail’s free plan has no unit limit and collects rent online, with tenants paying $2.50 per bank transfer. RentRedi is one price for unlimited units. Proppely never charges per unit: $9.99 a month per payments account, capped at $400, plus $2.35 per ACH payment, which residents pay by default.