Our property management software picks for 2022

By: JAMIE OSTROE | Fact Checked By: STEVEN RYDIN | Updated: September 26, 2022

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We identified 30 popular property management software vendors and narrowed it down to our top 7 picks based on features offered, pricing transparency, customer support and brand reputation. The companies we review are well-known in the industry and specialize in serving landlords and property management companies across a wide variety of property types and real estate portfolios.


Our Top Picks

  1. DoorLoop – Best for residential and mixed portfolios
  2. AppFolio – Best for portfolios with 50+ units
  3. Buildium – Best for mixed real estate portfolios
  4. Rent Manager – Best for customer support and customization
  5. Yardi Breeze – Best for growing real estate portfolios
  6. Hemlane – Best for DIY landlords
  7. ManageCasa – Best for small landlords

Property Management Software Reviews

doorloop logo

DoorLoop – Best for residential and mixed portfolios

DoorLoop is a cloud property management solution that allows you to manage tenant applications, execute lease agreements, charge and collect rent payments, communicate with tenants and do all your accounting in a single platform. The company offers a free trial and has customizable solutions for residential and commercial properties, affordable housing, student housing, community associations, mobile homes and self-storage facilities.

Through its intuitive design and cloud-based software, DoorLoop allows landlords and property managers to market available units, e-Sign leases and automate rent collections and renewals while offering unlimited support, 1:1 account management and an in-house data migration team to help transfer existing data smoothly.

Pros
  • Dedicated migration team imports existing data
  • Open API allows endless integrations
  • Free trial + 30-day money-back guarantee
Cons
  • Custom pricing for more than 5,000 units
  • Not for short-term vacation rentals

Start Free Trial Visit DoorLoop’s website. Current promotion: 50% off for 2 Months

DoorLoop features

Online lease tracking & tenant screening Tenant & Owner portals Full accounting capabilities Custom property websites & online listings Online maintenance request tracking
  • Accounting – Get paid, connect bank accounts and credit cards, integrate with Quickbooks and run customizable reports.
  • Leasing – Advertise listings, collect rent automatically, send and sign leases electronically, run background checks and communicate with tenants.
  • Product – Send secure messages to tenants, sync with thousands of apps, use DoorLoop iOS and Android apps to login from any device, get 24/7 support via phone and email or utilize tutorial videos and support documentation.
  • Property management – Use as a CRM to manage prospects, store files and important documents, manage maintenance requests and vendors, create reports for owners and allow tenants to upload proof of renters insurance via the tenant portal.

What’s next? Visit DoorLoop’s site to start a free trial.

What types of properties does DoorLoop support?

Residential Commercial Associations
  • Single-Family
  • Multi-Family
  • Affordable Housing
  • Student Housing
  • Mobile Homes
  • Senior Living
  • Short-term Vacation Rentals
  • Retail
  • Office
  • Industrial
  • Self Storage
  • Ports, Harbors and Marinas
  • Homeowner Associations
  • Condo Associations
  • Co-Ops
appfolio logo

AppFolio – Best for portfolios with 50+ units

AppFolio is an all-in-one property management solution for residential and commercial property managers and community associations that have at least 50 units in their portfolio.

The company offers two separate mobile apps – AppFolio Property Manager (for managing your AppFolio units) and Online Portal by AppFolio (the app tenants use to pay rent and submit maintenance requests). Both are available for iOS and Android devices.

AppFolio had more online reviews than any other vendor on our list and consistently received high overall satisfaction ratings on the third-party review websites we analyzed.

Pros
  • Dedicated onboarding team and data migration
  • Excellent customer ratings across five major review websites
  • Instantly send texts and emails via resident, owner and vendor portals
Cons
  • Minimum portfolio size of 50 units required
  • No free trial

AppFolio features

Online lease tracking & tenant screening Tenant & Owner portals Full accounting capabilities Custom property websites & online listings Online maintenance request tracking
  • Communication – Streamline customer service and communication with tenants via AppFolio’s mobile app and online portal where residents can submit requests, make payments and share important documents.
  • Accounting – Increase efficiency with robust property management accounting software and reporting tools that use Smart Bill Entry to read PDF invoices from vendors and pay bills accurately and on time.
  • Maintenance – Track the status of work orders, communicate progress with residents and owners and pay vendors on time using automated workflows.
  • Marketing – Utilize AppFolio’s AI Leasing Assistant, Lisa, to handle routine tasks like data entry and scheduling showings, then run live virtual tours within the AppFolio platform and screen tenants to avoid increased turnover while staying compliant with fair housing laws.

What types of properties does AppFolio support?

Residential Commercial Associations
  • Single-Family
  • Multi-Family
  • Affordable Housing
  • Student Housing
  • Mobile Homes
  • Senior Living
  • Short-term Vacation Rentals
  • Retail
  • Office
  • Industrial
  • Self Storage
  • Ports, Harbors and Marinas
  • Homeowner Associations
  • Condo Associations
  • Co-Ops
buildium logo

Buildium – Best for mixed real estate portfolios

Buildium is a popular property management software that offers accounting, maintenance, task management, violations, online portals and resident and board member communications with every plan.

The software is customized for ​​managing residential properties, community associations, commercial properties, affordable housing and student housing.

Buildium offers a mobile app to manage your Buildium portfolio from any iOS or Android device and another for residents to make payments, submit maintenance requests and receive messages from landlords. Both apps are highly rated in the App Store and on Google Play.

Pros
  • Full accounting capabilities
  • Highly-rated mobile apps for property managers and tenants
  • 14-day free trial
Cons
  • Custom pricing for community associations & customers with over 5,000 units
  • Onboarding not included with the basic plan
Read full Buildium review

Buildium features

Online lease tracking & tenant screening Tenant & Owner portals Full accounting capabilities Custom property websites & online listings Online maintenance request tracking
  • Operations – Stay connected 24/7 with resident and owner portals, tackle maintenance requests and connect with other business applications using Buildium’s Open API integration.
  • Leasing – Share rental listings on popular websites like Zillow and schedule showings that sync with your calendar. Then, approve applicants, start new leases and eSign documents all in the same platform.
  • Accounting – Automate bookkeeping, collections and payments with an accounting platform built specifically for property managers and save time by automatically e-Filing your Form 1099s.
  • Marketing – Generate new business through All Property Management, a network of over 400,000 property owners looking for property management services and build a customized website to showcase your services and available properties.
  • Business Performance – Use the Analytics Hub to make data-driven decisions based on localized industry benchmarks and measure key metrics around revenue, turnover, resident feedback and more.

What types of properties does Buildium support?

Residential Commercial Associations
  • Single-Family
  • Multi-Family
  • Affordable Housing
  • Student Housing
  • Mobile Homes
  • Senior Living
  • Short-term Vacation Rentals
  • Retail
  • Office
  • Industrial
  • Self Storage
  • Ports, Harbors and Marinas
  • Homeowner Associations
  • Condo Associations
  • Co-Ops
rent manager logo

Rent Manager – Best for customer support and customization

Rent Manager is a property management software that handles accounting, reporting, marketing, work order management and more for residential and commercial properties and community associations. It can also be used for short-term vacation rentals.

The software integrates with a growing network of technology vendors that enable users to customize the platform to handle things like screening tenants, billing utilities and setting up smart entry and package management systems.

Rent Manager offers two ways to use their software. Rent Manager Standalone requires no internet connection and is installed directly onto your computer. Rent Manager Online (RMO) can be used on any computer with an internet connection and offers additional features including live technical support, automatic updates and data backups.

Pros
  • Implementation Consultants assist with customized data migration and training
  • Choice of installed software or cloud-based version
  • Available for short-term vacation rental properties
Cons
  • Premium support is an additional fee
  • No free trial

Rent Manager features

Online lease tracking & tenant screening Tenant & Owner portals Full accounting capabilities Custom property websites & online listings Online maintenance request tracking
  • Accounting – Collect rent, track owner payments, reconcile bank transactions and maintain your entire monthly accounts payable and receivable processes.
  • Reporting – Use any of the 450 built-in reports or create your own using the Report Writer and Financial Report Writer modules to gain insights into your property management business.
  • Marketing – Upload photos of properties and units to Rent Manager and push listings to your company website and popular listing websites. Streamline the leasing process with online applications, digital leases and built-in eSignature technology.
  • Operations – Communicate with tenants and owners through text, email, live chat and phone calls sent from the platform and automate routine tasks like posting rent and fees through Task Automation.
  • Maintenance – Track and resolve maintenance issues and streamline your inspections using customizable templates and checklists.

What types of properties does Rent Manager support?

Residential Commercial Associations
  • Single-Family
  • Multi-Family
  • Affordable Housing
  • Student Housing
  • Mobile Homes
  • Senior Living
  • Short-term Vacation Rentals
  • Retail
  • Office
  • Industrial
  • Self Storage
  • Ports, Harbors and Marinas
  • Homeowner Associations
  • Condo Associations
  • Co-Ops
yardi breeze logo

Yardi Breeze – Best for growing real estate portfolios

Yardi Breeze offers cloud-based property management and accounting tools for residential and commercial properties, affordable housing, self-storage, manufactured housing, Public Housing Agency (PHA) and community associations.

Yardi Breeze offers two plans – Breeze and Breeze Premier – with Breeze Premier offering more advanced features like custom reporting, invoice processing, job cost tracking and investment management. Both versions give users access to robust accounting tools, tenant and owner portals, marketing and leasing tools, rent collection, maintenance request tracking and more.

Yardi Breeze is the little sister to Yardi Voyager, which is the enterprise version of the software designed for property management companies with complex needs and options for more specialty markets, making Yardi Breeze a great solution for smaller portfolios that plan to scale.

Pros
  • No minimum number of units required
  • Custom solutions for PHA and affordable housing
  • Serves mixed portfolios of any size
Cons
  • No free trial

Yardi Breeze features

Online lease tracking & tenant screening Tenant & Owner portals Full accounting capabilities Custom property websites & online listings Online maintenance request tracking
  • Marketing – Advertise available units on popular listing sites including RentCafe.com. Complete applications, screenings and leases online and communicate with prospects via text and email.
  • Accounting – Collect rent payments via debit, credit card and ACH, manage payables and receivables, generate financial statements, track budgets and prepare and e-file 1099s.
  • Maintenance – Allow residents to submit online maintenance requests and upload photos and videos from a mobile device. Monitor work order completion, link vendor invoices and automatically charge tenants when necessary.
  • Communications – Let residents view balances and pay rent online via the tenant portal. Centralize communications with prospects, tenants and owners and customize reports by owner or property.
  • Add-ons – Build a custom marketing website for your property management company with RentCafe, screen applicants for criminal, credit and eviction histories with ScreeningWorks Pro and simplify accounts payable with Yardi Bill Pay.

What types of properties does Yardi Breeze support?

Residential Commercial Associations
  • Single-Family
  • Multi-Family
  • Affordable Housing
  • Student Housing
  • Mobile Homes
  • Senior Living
  • Short-term Vacation Rentals
  • Retail
  • Office
  • Industrial
  • Self Storage
  • Ports, Harbors and Marinas
  • Homeowner Associations
  • Condo Associations
  • Co-Ops
hemlane logo

Hemlane – Best for DIY landlords

Hemlane is one of the lesser-known property management software vendors on our list, but it doesn’t mean they are lacking in features. The company serves both residential and commercial property types and focuses on portfolios with 1-100 units.

The company does not offer a mobile app, but its cloud-based property management software is mobile-friendly and can be accessed from any device.

Like the other vendors on our list, Hemlane allows tenants to apply online, complete the screening process, set up their bank accounts, pay rent online, manage auto pay and submit and track maintenance requests. Owners, agents and property managers can access most of the major functions of the software from a mobile device as well.

Hemlane also offers solutions for professional leasing agents that want to offer leasing services to existing clients. Hemlane will even connect REALTORS® with other rental owners in their area to help grow their business.

Pros
  • $0 ACH transaction fee
  • 1-on-1 onboarding with account manager
  • 1-month free trial, no credit card required
Cons
  • Not for portfolios with more than 100 units
  • Lightweight accounting tools

Hemlane features

Online lease tracking & tenant screening Tenant & Owner portals Full accounting capabilities Custom property websites & online listings Online maintenance request tracking
  • Rental advertising – Showcase available units to over 30 rental listing websites.
  • Tenant screening – Track leads and applicants and conduct credit, criminal and eviction background checks.
  • Lease management – Store documents, send lease renewal reminders and communicate with tenants.
  • Accounting & payments – Track income and expenses, collect online payments and generate automatic late fees to keep your accounting accurate.
  • Maintenance – Allow tenants to submit repair and maintenance requests and assign tasks to vendors to track to completion.

What types of properties does Hemlane support?

Residential Commercial Associations
  • Single-Family
  • Multi-Family
  • Affordable Housing
  • Student Housing
  • Mobile Homes
  • Senior Living
  • Short-term Vacation Rentals
  • Retail
  • Office
  • Industrial
  • Self Storage
  • Ports, Harbors and Marinas
  • Homeowner Associations
  • Condo Associations
  • Co-Ops
managecasa logo

ManageCasa – Best for small landlords

ManageCasa is a cloud-based property management software for landlords, property managers and community associations. It offers customization for portfolios that include student housing, residential, commercial, HOA/COA, self-storage facilities and RV parks and even marinas.

ManageCasa offers a free subscription with a limited feature set (no accounting features) for 1-3 units. The base plan is a great option for DIY landlords with smaller portfolios because it does not require a minimum fee and prices only increase by $0.80 per additional unit after 50 units.

The company offers a single mobile app – available for iOS and Android devices – that is a streamlined version of the web app and can be used by property managers, tenants, owners and associations. The web app is also device responsive, allowing tenants and owners to log in to portals from any device.

Pros
  • Limited free subscription for 1-3 units
  • 14-day free trial with access to all features
  • No minimum monthly fees
Cons
  • Custom pricing for portfolios with more than 5,000 units
  • Data migration requires additional fee

ManageCasa features

Online lease tracking & tenant screening Tenant & Owner portals Full accounting capabilities Custom property websites & online listings Online maintenance request tracking
  • Marketing – Create a professional marketing website for an additional fee and list vacant units on your own website and into syndicated marketplaces using the platform.
  • Leasing -Manage rental applications, tenant screenings, leases and online rent payments and recurring payments.
  • Maintenance – Allow users to submit maintenance requests online, schedule recurring maintenance, organize and share work orders with contractors and track inspections.
  • Accounting – Get real-time financial insights, manage property bookkeeping, accept online payments, automate accounting, create custom or templated reports and more.
  • Communication – Use the messaging application to have one-on-one conversations with individual tenants or message large groups. Users will be notified via email and can collaborate in the app.

What types of properties does ManageCasa support?

Residential Commercial Associations
  • Single-Family
  • Multi-Family
  • Affordable Housing
  • Student Housing
  • Mobile Homes
  • Senior Living
  • Short-term Vacation Rentals
  • Retail
  • Office
  • Industrial
  • Self Storage
  • Ports, Harbors and Marinas
  • Homeowner Associations
  • Condo Associations
  • Co-Ops

Compare the best property management software side-by-side

Software name Why we picked it Monthly starting price for cheapest plan Stand-out feature
DoorLoop Best for residential and mixed portfolios STARTER (max 160 units) – 1 unit is $29.50 for the first 2 months, then $59 per month Open API allows for endless integrations
Appfolio Best for portfolios with 50+ units CORE (Designed for small to mid-size residential portfolios) – $1.40 per unit / per month ($280 Monthly Minimum) Monthly expense adjusts based on portfolio size
Buildium Best for mixed real estate portfolios ESSENTIAL – starting at $50.00 per month; (Additional fees for property inspections, eSignatures, online payments and bank account set up) Flexible pricing for mixed portfolios of any size
Rent Manager Best for customer support and customization BASIC – $1.00 per unit / per month ($200.00 Monthly Minimum) Customers rave about the support team and customizable dashboards
Yardi Breeze Best for growing real estate portfolios BREEZE – starting at $1.00 per unit / per month (Minimums apply) Cost effective for smaller portfolios
Hemlane Best for DIY landlords BASIC – $2 per unit + $28 base Owners, landlords and investors can self-manage or connect with a local team that assists with marketing, showings, inspections and more
Manage Casa Best for small landlords BASE PLAN (​​1-3 units are free) – 4 units starting at $8/month Price increases by only $0.80 per additional unit after 50 units. No minimum fee. Users can try the software without paying upfront

What is property management software?

Property management software helps landlords and property management companies streamline operations by tracking leases, tenants and maintenance requests, as well as collecting rent payments and managing finances for pretty much any property type and portfolio size.

Whether it’s single-family rental homes, multi-family homes and apartment buildings or commercial real estate that you’re managing, there is property management software that will cover everything from finding new tenants to renewing leases year after year.

Who uses property management software? What does property management software do?
DIY Landlords Screen and track tenants
Residential property managers Accounting, budgeting and reporting
Commercial property managers Online payments and rent collection
Homeowners associations (HOA) Manage, sign and renew leases electronically
Tenants and community residents Track and service maintenance requests
Real estate owners and investors Communicate with tenants, employees and investors

Benefits of using property management software

Depending on the types of properties you’re managing and the size of your real estate portfolio, the right property management software can create an all-in-one solution for streamlining accounting, business operations, tenant and investor communications – and more.

Property management software makes it easy to create leases, screen tenants and even advertise available units by syndicating listings to sites like Zillow, Trulia, Realtor.com® and ApartmentList.

Decide what your priorities are for your business – is it tenant satisfaction? Growth? Efficiency? Profitability? Of course, all of these things matter, but prioritizing your goals will help in the selection process.

Tenant satisfaction and convenience

Most property management software vendors offer online portals where residents can e-sign their leases, pay rent, see a history of payments, submit maintenance requests and receive communications from their landlord. Some companies — like DoorLoop and AppFolio offer user-friendly mobile apps for both iOS and Android devices that allow tenants to access their accounts easily and securely.

After all, according to a recent study conducted by the National Association of Residential Property Managers (NARPM®), of the 91 percent of property managers surveyed that expect revenue to grow over the next two years, 24 percent report plans to expand resident amenities and services. Introducing tenant-friendly property management software would arguably add value to your residents’ experience.

Using a property management software that doesn’t allow your tenants to log in and pay rent online may not be a dealbreaker for renters, but having the ability to set up auto-pay or ACH direct deposits ensures you receive rent on time and saves tenants time when they don’t have to drop off a physical check, cash or money order in person.

Growth, efficiency and scalability

What plans do you have for growing your real estate portfolio? Choosing a property management software that serves your business needs today may not cut it for where you want to be in the future. After all, switching to a new vendor can be a huge headache. Between migrating (and potentially losing) historical data, training employees how to use a new program and getting residents to switch to a new online portal will take time.

Look for property management software that specializes in the types of properties you manage today and offers different pricing packages based on the number of units in your portfolio so you can start small and size-up when you’re ready to grow.

If you have plans to grow, it is wise to choose a vendor that offers software for all property types you plan to add to your portfolio. If you need to upgrade or switch packages, you and your tenants will be familiar with the platform, which can make the transition much easier.

Owner profitability and cost reduction

If you’re new to using property management software or you’re managing a smaller portfolio, you may want to shop for vendors based on price. Some companies offer free versions that don’t include tenant portals or other bells and whistles but give you accounting, lease tracking and other basic capabilities to help track expenses and keep costs low.

On the other hand, if you’re managing dozens or hundreds of properties, you need insight into which ones are generating the most ROI. Most property management software will allow you to generate reports that enable you to make data-driven decisions about the properties in your portfolio and identify opportunities to sell off resource-intensive or unprofitable properties that are impacting owner profitability.

How much does property management software cost?

Many property management software vendors price their software at a per-unit, per-month rate (ex: $1 per unit / per month) with a minimum monthly fee. Vendors that only offer custom quotes usually base the pricing on the types of properties you manage and how many units are in your portfolio. Most vendors offer monthly pricing options with annual discounts between 15-20% when you prepay for the year.

Use our property management software side-by-side comparison to get a sense of the cheapest plan starting prices offered by the vendors on our list.

Who should use property management software, and what are the different types?

Whether you’re managing your own investment properties or other investors’ properties, there are many types of property management software in the market.

The first step in narrowing down your options starts with what types of property you are managing and whether it’s for residential or commercial use.

These are the most common types of properties covered by the vendors on our list:

Residential property management

  • Single-Family
  • Multi-Family
  • Affordable Housing
  • Student Housing
  • Mobile Homes
  • Senior Living
  • Short-term Vacation Rentals

Commercial property management

  • Office
  • Retail
  • Industrial
  • Co-working spaces
  • Data centers
  • Airports
  • Harbors and Marinas

Choosing a property management software that specializes in the types of properties you manage can be an added benefit.

For example, affordable housing managers have specific compliance requirements to meet, and some property management software vendors — including DoorLoop, Buildium, Yardi Breeze and ManageCasa — offer tools that make it easier to perform these tasks directly within the platform.

Property Management Software FAQs

Is property management software free?
Some property management software providers, like ManageCasa, offer free limited subscriptions for a small number of units. Otherwise, you can usually try out a vendor for a limited amount of time using a free trial. Our top pick, DoorLoop, offers a 30-day moneyback guarantee, which gives users plenty of time to decide if the platform suits their needs.

What’s the best free property management software for small landlords?
We like ManageCasa’s free limited subscription for 1-3 units. Hemlane is another good option for small landlords because it offers a network of local teams that can assist with marketing, showings, inspections and more.

Is there a property management software that integrates with Quickbooks?
DoorLoop and Hemlane are the two property management software providers on our list that integrate with Quickbooks. Propertyware, Rentec Direct and SimplifyEm also integrate with Quickbooks, but didn’t make our final list of top picks.

Our methodology for choosing the best property management software

We curated a list of over 180 property management software companies on the market and identified 30 popular vendors with significant online search volume to narrow our focus. From there, we choose seven vendors that stand out for the features they offer, markets they serve, customer support, brand reputation and more.

We scored companies on a scale of 1 (poor) to 5 (excellent) across the following criteria, each worth 25% of our total score:

  • Variety of features: We looked for vendors that offered online lease tracking and tenant screening, tenant and investor portals, robust accounting capabilities, property websites and online listings and online maintenance request tracking. A company scores higher when they offer all of these features, as it means a more streamlined experience for property managers and DIY landlords.
  • Pricing and transparency: We not only compare actual pricing and plans for each vendor but judge companies on whether or not this information is easily available online – or if you have to go through a demo to get it. Companies with transparent pricing and free trials will get a better score.
  • Onboarding and support: We look for companies that offer multiple types of ongoing customer support and whether one-on-one onboarding is included or only available as an add-on service.
  • Brand reputation: We analyzed property management software reviews and ratings published on trustworthy third-party websites to get a sense of each vendor’s reputation with customers.

We collect information about vendors and verify it through:

  • Interviews
  • Video and live demos
  • Vendor and parent company websites

The B2B Reviews editorial team consists of researchers, writers and editors who cover all aspects of business-to-business software and services across a wide variety of industries. Our research takes hours, days and weeks to compile and analyze the data that backs our recommendations. Our goal is to make this painstaking process our job so you can get back to doing yours.