AB+
Avail
A guided leasing and rent-collection toolkit for first-time landlords, with a useful free plan and a per-unit premium upgrade.
- Best for
- 1–3 units
- Free plan
- Unlimited is $0/unit
Built for 1–20 doorsLandlord software,
Landlord software,
minus the enterprise bloat.
Plain-English reviews for independent landlords ready to retire the spreadsheet—without paying for a system built for 500-unit operators.
✓ Tenant-fee honesty✓ Unit-count fit✓ No pay-to-rank
Our small-landlord test01–20
Can you collect rent without surprising tenants?A
Can you track repairs without text-message chaos?A
Will tax-time records replace the spreadsheet?B+
Does the price still make sense at 3 doors?A−
We grade the fit for a small DIY portfolio—not the length of a feature list.
Start here · Updated September 2026See every grade and fee caveat →
The best free property management software for 1–10 units
“Free” can mean a useful $0 landlord plan, a one-property teaser, or a bill shifted to your tenant. We checked current provider pricing pages, graded eight realistic options, and separated actual free plans from free trials.
Best all-around freeInnago
Best for leasingTurboTenant
Best for booksStessa
The directory
Shortlists, not software soup.
Our first detailed profiles. More are added as we verify the details—not to inflate a listing count.
BB+
Baselane
Banking-plus-books for DIY landlords: free Core for accounts, rent collection, and Schedule E–ready reporting—with the best economics when rent lands in Baselane.
- Best for
- 1–20 units wanting landlord banking
- Free plan
- Core is $0/mo
BC
Buildium
Serious property-management accounting and operations software, but the $62 entry price and transaction fees are difficult to justify for most DIY landlords with 1–20 units.
- Best for
- Growing operators and small PM shops; rarely DIY under 20 units
- Free plan
- No free plan; 14-day trial; Essential starts at $62/mo
DC+
DoorLoop
Full-featured property management software aimed at managers and owners—powerful, but pricey for DIY landlords who only need rent and operations for under 20 doors.
- Best for
- 10–20+ units or owners acting like a small PM shop
- Free plan
- No free plan; demo plus paid Starter, Pro, and Premium
HC+
Hemlane
Hybrid DIY software plus optional human repair coordination and leasing help—with a free Starter that is too limited to run a multi-unit portfolio.
- Best for
- 1–5 units considering paid hybrid help
- Free plan
- Starter is $0 forever; 1 property, no rent collection or maintenance
IA
Innago
A genuinely broad free toolkit for rent, leases, maintenance, screening, and basic reporting—with tenant-paid transaction fees.
- Best for
- 2–10 units
- Free plan
- $0 landlord subscription
RB+
RentRedi
Flat-rate paid PMS for DIY landlords—unlimited units and mobile-first operations, with tenant-paid payment and screening fees.
- Best for
- 3–20 units wanting one paid ops hub
- Free plan
- No permanent free plan; 30-day money-back guarantee
SA−
Stessa
The accounting-first free pick for owners who want bank feeds, property reporting, documents, and rent ledgers.
- Best for
- 1–10 units
- Free plan
- Essentials is free
TB
TenantCloud
A paid operations hub with unlimited units, tiered lease caps, and tenant-paid payment fees—despite older advice that still calls it free.
- Best for
- 5–20 units outgrowing free tools
- Free plan
- No permanent free plan; demo and trial messaging only
TA−
TurboTenant
A strong free leasing funnel with listings, applications, screening, rent collection, and maintenance requests.
- Best for
- 1–10 units
- Free plan
- $0 core plan
01
We grade for your size.
Trust accounting for 1,000 units is irrelevant if you need a clean rent ledger for four.
02
“Free” gets unpacked.
We show subscription, payment, screening, and tenant-facing fees separately.
03
Commercial links stay visible.
Affiliate placeholders and sponsored placements are labeled. They do not buy a grade.