As a landlord or property manager, you have to stay on top of seemingly endless property tasks – like marketing, leasing, tenant/guest communication, maintenance, inspections, invoicing, and more. Manually managing all these tasks can be time-consuming and frustrating.
With so much to do, it’s easy for important tasks to slip through the cracks. However, forgetting crucial property management tasks can create a negative tenant/guest experience, increase costs, and reduce your revenue.
Instead of manually managing your property, you can use property management software. This software can help you stay on top of everything by streamlining your workflow and automating tedious tasks. With the right property management software, you can save time, reduce expenses, and increase property profitability.
Wondering how to find the right property management software for your portfolio? That’s what we’ll cover in this guide. Plus, we’ll go over the top 15 property management software solutions to help you make the right choice. Before we dive into the top property management software options, let’s take a look at what property management software is.
Table of Contents:
- What is property management software?
- How does property management software work?
- What are the benefits of property management software?
- What features should you look for in property management software?
- Should you choose free or paid property management software?
- What is the best property management software?
- BeHome247
- AppFolio
- Avail
- Buildium
- Entrata
- Hemlane
- Propertyware
- Rentec Direct
- Resman
- Yardi Breeze
- Free options:
- Cozy/Apartments.com
- Innago
- Stessa
- TenantCloud
- TurboTenant
What is property management software?
Property management software is software that’s designed to help you manage your day-to-day operations. Depending on which solution you choose, your property management software can help with marketing, leasing, tenant/guest communication, housekeeping, maintenance, vendor management, invoicing, team coordination, inspections, smart device control, and more.
Many property management solutions feature automation to improve efficiency and reduce your workload. Property management software can take care of tedious tasks (like prospect messaging, housekeeping scheduling, and maintenance reminders) for you. That way, you have more time to cross off other property to-dos.
While some property management software is designed to meet all of your property needs, many solutions only focus on one area (like marketing, tenant management, or accounting). If you choose a solution that only does some things, you’ll have to buy additional tech to handle all your other needs. It can be difficult (and expensive) to manage so many software solutions.
Instead of choosing software that only does a few things, you should choose a complete property and device management platform. That way, you have everything you need to manage your property like a pro in one, easy to use, software solution.
How does property management software work?
Property management software works by first connecting to systems and tools you currently use to manage your property. So, if you use tools like listing websites, smart devices (like smart locks or thermostats), or equipment sensors, you need to connect them to your property management software.
Once you have it connected to other tools, your property management software can start collecting data on equipment, access control, marketing effectiveness, expenses vs revenue, and more. You can use this data to optimize your property, create a better tenant experience, and generate more revenue.
Along with collecting data, your property management software also provides a single dashboard to organize all property tasks. With a shared calendar, you can schedule team member and vendor tasks, track leases and guest stays, plan for preventative maintenance, and more. This software can also send automatic alerts to your team and vendors to keep everything running smoothly.
You can also manage tenant/guest communication from the same dashboard. This software can automate tenant/guest communication to save you and your team time – while creating a better tenant experience.
Both you and your tenants/guests can interact with some property management software right from your smartphone or tablet. This allows you to manage everything on the go. It also allows tenants to interact with your property (like entering units or accessing amenities) from a user-friendly mobile app.
What are the benefits of property management software?
The right property management software can revolutionize how you manage your property and provide many benefits. Here are some of the top benefits you could see:
Reduce expenses
One big benefit of property management software is that it can help you reduce costs. Manually managing your property requires you to hire a lot of staff – which can be expensive. Plus, manual property management can be inefficient and make it hard to spot cost-saving opportunities, pushing your expenses higher.
With property management software, you can automate administrative tasks to reduce how many staff members you need. Property management software can also streamline your workflow to make you and your team more efficient. This software can also analyze property data and generate reports with helpful insights. All of these capabilities can reduce your expenses.
Save time
Another benefit of property management software is that you can save time. If you manually manage all property tasks, you and your team waste hundreds of hours a year on menial tasks. That’s time you could be spending improving the guest experience or finding additional revenue streams.
Property management software can automate many tedious tasks for you (like rent collection, vendor scheduling, team reminders, maintenance scheduling, and more). This can save you and your team tens of hours a week – improving productivity and efficiency.
Boost revenue
Along with saving time, property management software can also help you increase your revenue. Remembering to charge guests/tenants for every amenity (like EV charging) can be difficult, leading to missed revenue. Plus, without property/device management software, you’ll lose out on extra income from smart device amenities (like smart locks or thermostats) tenants want to see.
With property management software, you can automatically bill tenants every time they use an amenity. You can also implement smart amenities and charge tenants more for rent. Property management software also has reporting that can identify new ways to increase your revenue. With these features, you can increase your property’s revenue.
Improve the tenant/guest experience
Property management software can also help you create a better tenant/guest experience. Today’s tenants and guests want a digital experience that’s quick, easy, and seamless. It’s hard to provide a digital experience if you don’t have the right tech tools.
With property management software, you can streamline and digitize every aspect of the tenant/guest experience. From self-guided tours, to self-check-in/out, to digital lease agreements, to keyless entry, to a tenant/guest app, to mobile work order requests, and more, property management software can create a high-quality digital experience that delights renters – leading to lower vacancy rates and higher revenue.
What features should you look for in property management software?
Property management software can offer many benefits to your property. However, it has to have the right features to offer these benefits. Here are the top features you should look for in property management software:
Integration
Your property management system needs to connect to every part of your property, including your other tech tools (like smart devices, equipment sensors, and listing sites). Without wide integration, your property management software will only be able to connect to a few other software solutions and smart devices/sensors – limiting its functionality.
So, you should look for property management software with wide device and software integration. The platform you choose should be device agnostic. This means that your software will work with any device, regardless of protocol (like Z-Wave or Zigbee) or connectivity (like WiFi or Bluetooth). That way, you can choose the best devices and software for your property.
End-to-end
You should also look for a comprehensive property management platform. Many property management solutions help you manage one area of your property – like marketing, maintenance, or tenant/guest communication.
If your property management software only manages one aspect of your property, you’ll need other solutions to manage everything else. Having multiple platforms is expensive. And, it can be hard for you, your team, and tenants/guests to navigate so many tech solutions.
That’s why you should look for an all-in-one property management platform. This software should have features like:
- Listing tools
- Digital applications/rental agreements
- Tenant screening
- Online rent payment
- Online check-in/out
- Invoicing
- Tenant/guest mobile app
- Self-guided tours
- Smart device management
- Maintenance/inspection/vendor management
- Accounting/reporting
Choosing an end-to-end platform with all those features and more can help you get the most out of your property management platform.
Modular
Along with looking for an end-to-end platform, you should also look for property management software that’s modular. While you want a full-featured platform, you won’t always need every feature your property management software offers. If the software isn’t modular, you’ll be stuck paying for every feature – even if you don’t use all of them.
So, you should look for a modular platform that allows you to choose the features/modules you want. That way, you only pay for what you use – saving money. Plus, you can add or remove modules as your needs change, ensuring the property management software works for you for years to come.
Cloud-based
Another important feature to look for is a cloud-based platform. Traditional property management software is locally based. That means you have to be on your property and at the same computer to access the files/data you need. This limits how and when you can work – decreasing productivity and efficiency.
Instead of using local software, you should look for cloud-based property management software. This software stores your data on the cloud – so you and your team can access everything from anywhere. With everything on the cloud, you don’t have to worry about a computer crash deleting hours (or days) worth of work. Plus, cloud-based platforms are often more secure.
Automation
The property management software you choose should also have automation. Manually managing your property can waste hundreds of hours a year. Plus, manual property management can be slow and error-prone, which creates a negative tenant/guest experience.
To solve the problems of manual property management, you should look for a property management solution that has automation. This software can automate tedious tasks (like creating reports, scheduling housekeeping, and sending team reminders). With automation, you and your team can increase productivity, reduce costs, and even increase revenue.
Responsive support
In addition to automation, you should also look for property management software with responsive human support. Even the best property management software will have technical problems. Without responsive support, these technical problems can create a negative tenant/guest experience and make it impossible for you or your team to get anything done.
So, you should look for property management software with responsive customer support. That way, you can resolve any issues quickly to minimize tenant/guest impact.
Should you choose free or paid property management software?
After learning what features you should look for, it’s time to start looking for property management software. Before you can choose the right solution, you need to know whether to look for a free or paid platform. Here are the pros and cons of each option:
Free property management software
Pros:
The main advantage of free property management software is that you don’t have to spend money on it. If you don’t have the budget for paid property management software, free software could work. However, you might end up paying more in the long run due to free software lacking features that help cut costs and increase revenue.
Cons:
One disadvantage of free property management software is that it lacks many features you need. While free options have basic features, they often don’t have powerful automation to help you save money and find new revenue streams.
Another disadvantage of free property management systems is that they lack customizability. Free software is usually a one-size-fits-all. So, you can’t tailor your software to meet your property’s specialized needs.
Paid property management software:
Pros:
One advantage to paid property management software is that it’s full-featured. Paid property management software generally has all the features you need to manage your property better, cut costs, and increase revenue.
Another advantage to paid property management software is that it usually uses the latest technology. Free property management software uses cost-cutting technology that can be outdated. In contrast, paid property management software uses the latest tech (like being cloud-based and having powerful automation). Having the latest tech can help you create a better digital tenant/guest experience, streamline your workflow, maximize revenue, and more.
Along with having the latest technology, paid property management software usually has better support. Responsive human support can help you solve problems quickly. This minimizes service interruptions – improving productivity and the tenant/guest experience.
Cons:
Paid property management software requires an initial investment. While you do have to invest in this software, it often has a better ROI and can be cheaper in the long run. With paid property management software, you have the features you need to slash expenses and boost revenue – which can quickly offset the cost of paid property management software.
What is the best property management software?
Now that you know the benefits, features, and pros/cons of free vs. paid property management software, it’s time to choose the right platform for you. Here are the top property management solutions:
1. BeHome247
Top Features:
- End-to-end platform
- Device agnostic
- Middleware solution
- Tenant/guest app
- Responsive human support
BeHome247 is a complete property and device management platform for multifamily, single family, vacation rental, and hospitality properties. Because of its wide integration, comprehensiveness, modularity, automation, responsive human support, and cloud-based platform, BeHome247 is the best property management software.
As a complete property and device management platform, BeHome247 helps you manage all aspects of operations, communication, and tenant/guest management. From a single application, BeHome247 can automate all of your day-to-day operations like – tenant screening, guest check-in/out, inspections, maintenance, invoicing, rent collection, tenant/guest app, reporting, and more.
In addition to being an end-to-end platform, BeHome247 also has middleware capabilities. As a middleware solution, BeHome247 can work with existing legacy tech to improve its function and add features (like EV charging management). Plus, BeHome247 is a device agnostic platform – so it works with most smart devices.
Final word: BeHome247 is the best property management platform because it’s a complete property and device management platform with top features (like automation and modularity).
2. AppFolio
Top Features:
- Tenant portal
- Performance insights
- Utility management
AppFolio is a property management solution for residential and commercial properties, as well as community associations (like HOAs). However, AppFolio doesn’t provide solutions for short-term rentals. And, it’s geared towards large portfolios, so it doesn’t work well for smaller landlords or property managers. For property management, AppFolio offers features like a tenant portal, online payments, work order management, and digital leases. AppFolio only offers limited software and device integration. You might have to ditch existing devices and software to use AppFolio.
Final word: If you’re looking for a property management platform for larger, non-short-term rental portfolios, AppFolio could work for you.
3. Avail
Top Features:
- Rental listings
- Tenant screenings
- Collect rent online
Avail is a property management platform for DIY landlords. As such, Avail doesn’t work for property managers or property management companies. In terms of property management, Avail offers DIY landlords features like online rental listings, tenant background checks, digital leases, maintenance request tracking, and online rent collection. While Avail offers basic property management features, it doesn’t provide device management or wide integration. So, you’ll need another tech solution to manage any smart devices on your property.
Final word: If you’re looking for basic property management for DIY landlords, Avail could be a good choice.
4. Buildium
Top Features:
- Resident center
- Property accounting
- Showing coordinator
Buildium offers property management solutions for property managers of residential properties, student housing, and community associations. With its focus on serving property managers, Buildium doesn’t offer solutions for landlords. In its property management offering, Buildium has features like online payments, rental applications, tenant screening, inspections, and maintenance management. While Buildium does integrate with some software, it has limited device management capability or integration. If you want to manage smart devices, Buildium might not work for you.
Final word: If you’re looking for property-manager-specific software without device management, Buildium could work for you.
5. Entrata
Top Features:
- Lead manager
- Tenant screening
- Resident portal
Entrata is a property management platform for residential and commercial properties. While it offers solutions for vacation rental and hospitality properties, Entrata’s offerings are more limited for these property types. In terms of property management, Entrata offers features like accounting, lead generation and management, CRM, work order management, and a tenant portal. Entrata’s solution focuses heavily on marketing and leasing, with less robust offerings for other areas of property management. Plus, Entrata has limited device and third-party device integration.
Final word: If you’re looking for a marketing-focused property management solution without other robust property management features, Entrata could be a good option.
6. Hemlane
Top Features:
- Rental advertising
- Lease management
- Tenant screening
Hemlane is a property management platform for rental property owners, property managers, and real estate agents. In terms of features, Hemlane offers capabilities like advertising, application management, tenant screening, lease management, online payments, and maintenance tracking. While Hemlane does offer features throughout the tenant lifecycle, it focuses more heavily on leasing and marketing tools. Additionally, Hemlane doesn’t provide device management. So, you’ll need another solution to manage any smart devices. Hemlane also doesn’t offer wide integration, limiting your software options.
Final word: If you’re looking for a marketing/leasing-focused property management software without device management, Hemlane could work for you.
7. Propertyware
Top Features:
- Application portal
- eSignature
- Contact center
Propertyware offers property management software for single family rentals. If you need to manage other property types (like multifamily or vacation rental), Propertyware won’t work for you. Because Propertyware is designed for portfolios with hundreds or thousands of properties, it won’t work well for smaller portfolios. For property management, Propertyware offers features like lead tracking, tenant application and screening, payments, and work orders. Although Propertyware integrates with some software, it doesn’t offer device management or integration.
Final word: If you’re looking for property management software without device management for only single family properties, Propertyware could be a good choice.
8. Rentec Direct
Top Features:
- Professional website
- Accounting system
- Tenant screening
Rentec Direct is a property management platform for multifamily and single family landlords and property managers. If you have a short-term rental or hospitality properties, Rentec Direct won’t work for you. Additionally, Rentec Direct is geared towards small to medium sized portfolios. If you have a large portfolio, Rentec Direct isn’t the best option for you. In terms of features, Rentec Direct offers capabilities like online tenant payments, a professional website, online applications, tenant screening, and work order management. However, Rentec Direct doesn’t offer device management or comprehensive integration.
Final word: If you’re looking for property management software for small to medium portfolios without wide integration, Rentec Direct could work for you.
9. Resman
Top Features:
- Online portal
- Reporting
- Lead management
Resman is a property management solution for multifamily, commercial, and affordable housing properties. If you own or manage single family, vacation rental, or hospitality properties, Resman won’t work for you. In its property management solution, Resman aims to streamline accounting, reporting, and general property management. As such, Resman offers features like budget forecasting, accounting, maintenance management, online leasing, marketing, and payments. Although Resman integrates with some software and smart home solutions, it doesn’t offer its own device management capabilities.
Final word: If you’re looking for property management software and don’t have a mixed portfolio or need to manage smart devices, Resman could be a good choice.
10. Yardi Breeze
Top Features:
- Vacancy tracking
- Invoice processing
- Online applications
Yardi Breeze is a property management platform for residential and commercial properties, along with community associations. It has features for both landlords and property managers. While it works for both owners and operators, Yardi Breeze is best suited to midsized portfolios. So, it isn’t the best choice for small landlords or property managers. With an emphasis on simplicity, Yardi Breeze offers features like streamlining workflows, marketing, rent collection, accounting, and maintenance. Like many other solutions, Yardi Breeze doesn’t provide device management.
Final word: If you’re looking for a simple property management solution for midsized portfolios without device management, Yardi Breeze could work for you.
Free options
In addition to the top 10 property management software solutions, here are the top 5 free property management software options:
1. Cozy/Apartments.com
Top Features:
- Screening reports
- Online payments
- Expense tracking
Apartments.com absorbed Cozy, a free property management solution for residential rental properties. Cozy/Apartments.com is free for landlords by charging tenants for services like rental screening and online payments. Additionally, Cozy/Apartments.com is for smaller landlords and investors. If you have a large portfolio, Cozy/Apartments.com won’t work for you. In terms of property management, Cozy/Apartments.com offers basic features like rent collection, tenant screening, and expense tracking. It doesn’t offer wide integration or device management.
Final word: If you’re looking for free property management software for small landlords with basic features, Cozy/Apartments.com could be a good choice.
2. Innago
Top Features:
- Online lease signing
- Mobile app
- Work order management
Innago is a free property management platform for residential, commercial, and student housing properties. While it’s free for landlords and property managers, Innago charges tenants for online payments and background checks. Like many free options, Innago offers basic property management features, like online leases, online rental payments, tenant screening, maintenance tracking, and expense reporting. It doesn’t offer smart device management, so you’ll need additional software to manage any smart devices.
Final word: If you’re looking for free property management software that works for residential and commercial properties and only need basic features, Innago could be a good option.
3. Stessa
Top Features:
- Performance dashboard
- Reporting
- Expense tracking
Stessa is a free property management solution for landlords and investors. It’s geared towards smaller investors. So, if you have a large portfolio, Stessa isn’t the right choice for you. Although Stessa is a property management solution, it focuses more on accounting software. With its emphasis on finance, Stressa has features like performance dashboards, automated income and expense tracking, reporting, and document storage. However, Stessa lacks common property management features like work order management, tenant communication, smart device management, and self-guided tours.
Final word: If you’re looking for free property management software that focuses on accounting and doesn’t have many general property management features, Stessa could be a good option.
4. TenantCloud
Top Features:
- Listing website
- Lead tracking
- Maintenance management
TenantCloud is a property management platform for rental owners and property managers. While TenantCloud has a free option, the majority of its plans require a monthly subscription. With its free plan, you only get some features, like scheduling, online rent payments, listings, maintenance tracking, and vendor management. If you want premium features like custom leases, tenant auto payments, and property manager tools, you have to upgrade to a paid plan. Additionally, TenantCloud doesn’t have wide software integration or any smart device management capability.
Final word: If you’re looking for free property management software with basic features but the ability to upgrade to a paid plan with more features, TenantCloud could work for you.
5. TurboTenant
Top Features:
- Rental advertising
- Tenant messaging
- Rent tracking
TurboTenant offers free property management software for landlords. If you’re a property manager, TurboTenant likely won’t work for you. Although TurboTenant is mostly free for landlords, it charges tenants for application, screening, and online payments. For a few features (like eSignature or lease agreements), landlords do have to pay. In terms of its free offerings, TurboTenant has features like rental advertising, online application, tenant screening, document storage, and online rent payments. As a free option, TurboTenant doesn’t offer much software integration or any device management.
Final word: If you’re looking for a free property management solution with limited features for landlords only, TurboTenant could be a good option.
Conclusion
Property management software can help you increase efficiency, cut costs, save time, increase revenue, and more. However, you need to choose the right property management software to see these benefits.
To make the right choice, you should look for property management software with good integration, an end-to-end platform, modularity, automation, responsive support, and that’s cloud-based.
All 15 property management software options can meet some of your needs. However, if you’re looking for the best property management software, BeHome247 is the way to go. BeHome247’s cloud-based, modular, and end-to-end platform has everything you need to manage all aspects of operations, communication, and tenant/guest management.
Plus, BeHome247 is a device agnostic platform with wide integration. It also can automate all of your day-to-day operations. And, BeHome247 has responsive support to help you navigate any tech issues with ease.
Book your BeHome247 demo today to see how BeHome247 can help you manage your property better.
