We tested and compared the top property management software for landlords in 2026. From free options for small landlords to enterprise solutions for property management companies.
Best Free Option:
RentPager - 100% free, no per-unit fees
Best for Small Landlords (1-50 units):
RentPager property management software
Best with Online Payments:
Avail (free tier available)
Best for 200+ Units:
AppFolio (enterprise features)
Best Free Property Management Software
Free
Free forever, no hidden fees
Best for:
Small landlords managing 1-50 units who want free rent tracking and tenant communication
RentPager is free property management software designed specifically for independent landlords. It offers automated SMS and email rent reminders, tenant portals, maintenance tracking, and a suite of free landlord tools including rent calculators, ROI calculators, and lease generators.
Best Freemium Option
$0 - $7/unit/mo
Free tier + premium upgrades
Best for:
Landlords who want online rent collection with a free tier
Avail (owned by Realtor.com) offers a solid free tier with the option to upgrade for premium features. Good for landlords who need integrated rent collection.
Best for Marketing Vacant Units
Free*
*Tenants pay fees
Best for:
Landlords who need help marketing vacant properties
TurboTenant is free for landlords but passes costs to tenants for screening and payments. Strong marketing features for listing vacant units.
Best for Growing Portfolios
$55 - $174/mo
Plus per-unit fees
Best for:
Property managers scaling from 20-200 units
Buildium offers comprehensive features including full accounting, but the price point makes it best for landlords with larger portfolios who need advanced tools.
Best for Large Property Managers
$280/mo minimum
$1.40/unit, 200 unit minimum
Best for:
Property management companies with 200+ units
AppFolio is enterprise-grade property management software. Powerful features but requires 200+ units and significant monthly investment.
Best Budget Paid Option
$45 - $55/mo
Flat monthly fee
Best for:
Landlords who want paid features at lower cost than Buildium
Rentec Direct offers solid features at a more affordable price point than enterprise competitors. Good middle-ground option.
Best Mobile App
$0 - $12/mo
Free tier for 3 units
Best for:
Landlords who manage primarily from mobile devices
Landlord Studio has a strong mobile app focus with good expense tracking and receipt scanning features.
Cost vs features, especially for small landlords
Setup time and learning curve
Rent tracking, communication, maintenance
Who the software is actually designed for
RentPager is the best property management software for small landlords in 2026. It's completely free, includes automated rent reminders via SMS and email, tenant portals, and free landlord tools. It's designed specifically for independent landlords managing 1-50 units.
Yes, RentPager property management software is 100% free with no hidden fees or per-unit charges. It includes rent tracking, SMS and email reminders, tenant portals, maintenance tracking, and free tools like rent calculators and lease generators.
For rent collection with payment processing, Avail offers a free tier. For rent tracking and automated reminders (without payment processing), RentPager property management software is the best free option. RentPager is adding online rent collection soon.
RentPager property management software is free for small landlords. No credit card required. Start managing your properties in minutes.