Top 12 Best Property Management Softwares in 2024 (Quick Buying)

Selecting the best property management software depends on your specific needs, such as the size of your portfolio, whether you manage residential, commercial, or HOA properties, and which features are most important to you. Here are some options that have been highlighted as some of the best for 2024 across different categories:

Below is a comparison table summarizing the main features, pricing, and best use cases for a selection of highly regarded property management software as identified in our research.

These software solutions offer a range of features that cater to different aspects of property management, from tenant screening and leasing to maintenance management and accounting. Prices vary widely based on the number of units managed, the range of features included, and the level of customization required. It’s important to note that for the most accurate and up-to-date pricing, as well as to explore additional functionalities and potential custom solutions, reaching out directly to the software provider is recommended.

Let’s dive into a detailed overview of each selected property management software, highlighting their features, supported operating systems, pros, cons, and pricing.

1. Buildium

• Details: Buildium provides a comprehensive solution that caters to all aspects of property management, including accounting, maintenance requests, tenant screening, and more.
• Supported OS: iOS, Android, Web.
• Pros: Highly scalable, extensive features, strong support for property accounting.
• Cons: Electronic leases only free with Plus version; fees for setting up bank accounts.
• Pricing: Starting at $55/month.

2. Condo Control

• Details: Specializes in meeting the needs of HOAs with tools for communication, concierge and security, and an online resident portal.
• Supported OS: iOS, Android, Web.
• Pros: Excellent for HOAs, includes concierge and security tools, online portal for residents.
• Cons: Does not integrate with security systems, limited accounting software integrations.
• Pricing: Contact for pricing.

3. Hemlane

• Details: An all-in-one rental property management solution aimed at small businesses, offering leasing tools, local support, and maintenance coordination.
• Supported OS: Web-based.
• Pros: Affordable, no setup fees, real-time financial and maintenance updates.
• Cons: Advertising costs extra, no mobile app, repair call center only on upgraded packages.
• Pricing: $2/unit/month after a $28/month base fee.

4. TenantCloud

• Details: Offers basic property management features at an affordable cost, including accounting, work order management, and vendor payments.
• Supported OS: iOS, Android, Web.
• Pros: Affordable, basic accounting features, work order management.
• Cons: Limited scope of features compared to other tools.
• Pricing: Starter plan starts at $15/month.

5. Rentmoji

• Details: Features a clean user interface and valuable integrations like QuickBooks, focusing on tenant communication and maintenance management.
• Supported OS: Desktop and Mobile App versions.
• Pros: Clean UI, numerous integrations, comprehensive tenant communication tools.
• Cons: Higher cost, pricing information not publicly listed.
• Pricing: Contact for pricing.

6. Rentec Direct

• Details: A well-established solution offering robust reporting, maintenance management, and a tenant portal.
• Supported OS: Web, Mobile App.
• Pros: Strong reporting features, tenant portal with SMS, maintenance management.
• Cons: UI can feel clunky and dated.
• Pricing: Starting at $45/month for up to 10 units.

7. Landlordy

• Details: An iPhone-specific property management app focused on rent payments and invoices, suitable for smaller portfolios.
• Supported OS: iOS.
• Pros: Simple, integrates well with iPhone, free for one property.
• Cons: Lacks more comprehensive features, iOS only.
• Pricing: Free for 1 property; paid plan for managing up to two units at $14.99/month.

8. Arrivo

• Details: Tailored for small to medium-sized property management companies, focusing on simplifying operations and enhancing efficiency.
• Supported OS: Contact for details.
• Pros: Customizable, designed for growth.
• Cons: Pricing not directly available.
• Pricing: Contact for pricing.

9. Rent Manager

• Details: Offers fully customizable features for managing diverse property types, celebrated for its flexibility.
• Supported OS: Web-based.
• Pros: Highly customizable, extensive support and training resources.
• Cons: Pricing structure may be complex for some users.
• Pricing: Starting at $1.00.

10. AppFolio Property Manager

• Details: A comprehensive platform providing an intuitive user experience alongside a wide array of management tools.
• Supported OS: iOS, Android, Web.
• Pros: User-friendly interface, comprehensive features, suitable for a wide range of portfolio sizes.
• Cons: Pricing may be higher for those with fewer units.
• Pricing: Starting at $1.49 per month/unit.

11. Propertyware

• Details: Offers high customization for larger property managers or companies needing bespoke solutions.
• Supported OS: Web-based.
• Pros: Highly customizable, three pricing tiers.
• Cons: Minimum monthly fees, implementation charges.
• Pricing: Basic starts at $1 per unit/month, $250 minimum.

12. SimplifyEm

• Details: Great for handling day-to-day property management tasks with a straightforward, tiered pricing system.
• Supported OS: Web-based.
• Pros: Vendor portal, scalable pricing tiers.
• Cons: Additional features require higher tiers.
• **Pricing

Quick Buying Decision

When making a quick decision on which property management software to choose, focusing on a single standout quality of each option can help streamline the selection process. Here’s a concise guide highlighting one unique quality for each of the discussed software options:

1. Buildium: Scalability –
   • Can manage from 1 to over 5,000 units efficiently, making it suitable for portfolios of any size.
2. Condo Control: Community Focus –
   • Specialized tools for HOA management, enhancing community engagement and communication.
3. Hemlane: Affordability for Small Businesses –
   • Very competitive pricing structure, making it accessible for small businesses to manage up to 100 units.
4. TenantCloud: Cost-Effectiveness –
   • One of the more affordable options, offering basic property management features for a low cost.
5. Rentmoji: Intuitive User Interface –
   • Known for its clean UI and ease of navigation, combined with valuable integrations like QuickBooks.
6. Rentec Direct: Robust Reporting –
   • Offers comprehensive reporting features, making it easier to track the performance of your properties.
7. Landlordy: Mobile Convenience for iPhone Users –
   • Specifically designed for iPhone users, providing a simple and effective way to manage properties on the go.
8. Arrivo: Tailored Solutions –
   • Offers customizable solutions for small to medium-sized businesses, focusing on enhancing operational efficiency.
9. Rent Manager: Customizability –
   • Highly flexible and customizable, allowing property managers to tailor the software to their specific needs.
10. AppFolio Property Manager: Comprehensive Platform –
    • Provides a wide array of management tools on an intuitive platform, suitable for various portfolio sizes.
11. Propertyware: High Customization –
    • Ideal for larger property managers or companies needing a high level of customization.
12. SimplifyEm: Tiered Pricing System –
    • Offers a straightforward, tiered pricing system based on the number of doors managed, making it flexible for growth.

Choosing the right property management software hinges on identifying which unique quality best aligns with your specific needs and operational scale. Whether it’s affordability, scalability, customization, or focus on a particular property type, each software presents a distinct advantage to consider.

FAQs

Sure, let’s craft some FAQs regarding the best property management software:

1. What features should I look for in the best property management software?

The best property management software should offer a comprehensive set of features that cater to your specific needs. Key features to look for include tenant screening and leasing tools, maintenance request tracking, financial and accounting functionalities, communication tools for tenants and owners, and integrations with other software like QuickBooks for accounting or various payment gateways for online rent collection.

2. Is cloud-based property management software better than on-premise software?

Cloud-based property management software is often preferred due to its accessibility from any device with internet access, ease of updates and maintenance, scalability, and lower upfront costs compared to on-premise solutions. On-premise software may offer more control over data and can be more customizable but requires a larger initial investment and ongoing maintenance.

3. Can property management software help with tenant screening?

Yes, many property management software solutions include tenant screening features that help you run credit checks, criminal background checks, and review rental history as part of the application process. This can streamline the tenant selection process and help you find reliable tenants more efficiently.

4. How does property management software handle maintenance requests?

Property management software typically allows tenants to submit maintenance requests through a tenant portal. These requests can then be organized, prioritized, and assigned to maintenance staff or contractors. Some software solutions also enable tracking of the maintenance request’s progress and communication with tenants about the status of their request.

5. Can I use property management software for different types of properties?

Yes, the best property management software is versatile and can be used to manage various types of properties, including residential units (apartments, single-family homes), commercial properties (office spaces, retail locations), and community associations (HOAs, condo associations). Some software may specialize in one type over others, so it’s important to choose a solution that aligns with your portfolio.

6. What are the costs involved with property management software?

The cost of property management software varies widely based on the features offered, the size of your property portfolio, and the pricing model of the software provider. Some providers charge a flat monthly fee, while others may charge per unit or offer tiered pricing based on the number of properties managed. Initial setup fees and costs for additional modules or integrations may also apply.

7. How do I choose the best property management software for my business?

To choose the best property management software for your business, consider the following steps:

• Assess your specific needs and the size of your property portfolio.
• Identify the features that are most important for your operations.
• Consider your budget and the software’s pricing structure.
• Look for software with a user-friendly interface and strong customer support.
• Read reviews and ask for recommendations from other property managers.
• Take advantage of free trials or demos to test the software before making a decision.

These FAQs provide a starting point for understanding what to look for in property management software and how to make the best choice for your needs.