Best free property management software
All pricing verified from vendor pricing pages on 2026-07-04.
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Six serious platforms cost a landlord $0. The differences are in what the free tier includes — and who pays the fees that fund it. This ranking is built from each vendor's published pricing and fee schedule.
The short list
| # | Product | From | Why it's here |
|---|---|---|---|
| 1 | Avail | Free tier | Most complete free tier: listings, screening, state-specific leases with e-sign, rent collection, maintenance — unlimited units. |
| 2 | TurboTenant | Free tier | Free with unlimited units and the largest ecosystem; leases cost extra unless you go paid. |
| 3 | Innago | Free tier | Free including unlimited lease e-signatures — the only free tier with that. |
| 4 | Azibo | Free tier | Free rent collection with free ACH for both sides, plus real banking — rare combination. |
| 5 | Stessa | Free tier | Free accounting-first platform: bank feeds, dashboards, rent collection without per-transaction fees. |
| 6 | Baselane | Free tier | Free banking + bookkeeping + rent collection; not a leasing tool. |
1. Avail Free tier
Most complete free tier: listings, screening, state-specific leases with e-sign, rent collection, maintenance — unlimited units. First-time or small landlords (1-5 units) who want a polished free end-to-end tool and may selectively upgrade single units to Plus.
- Free tier covers the entire rental cycle for unlimited units, including state-specific lawyer-reviewed leases
- Backed by Realtor.com — listings syndicate to 19 sites including the Realtor.com network
- Simple, transparent upgrade: one $9/unit/mo Plus tier, no contracts
- Free plan pushes a $2.50 ACH fee per rent payment onto tenants (3.5% for cards on any plan)
- Next-day payouts, custom leases, and waived ACH fees are all locked behind Plus
- $9/unit/mo scales badly past a handful of units versus flat-fee competitors
Screening: Varies by state law; paid by the applicant most commonly, though the landlord can choose to cover it · Covers: Tenant screening, Online rent collection, Accounting & reporting, Maintenance tracking, Listing syndication, Leases & e-sign, Landlord mobile app
2. TurboTenant Free tier
Free with unlimited units and the largest ecosystem; leases cost extra unless you go paid. Cost-conscious DIY landlords with 1-10 doors who want free core tools and don't mind tenants absorbing the fees.
- Genuinely usable free plan with unlimited rentals — capped max cost of $199/yr
- Applicant-paid screening means $0 landlord cost to vet tenants
- One-click listing syndication and lead management included free
- Monetized via renter fees: $55 screening and $2-per-ACH-payment fee on the free plan land on your tenants
- Full accounting requires a separate paid REI Hub subscription
- State lease agreements cost extra unless you're on a paid plan
Screening: $55 paid by applicant on the Free plan; $45 on the Pro plan · Covers: Tenant screening, Online rent collection, Accounting & reporting, Maintenance tracking, Listing syndication, Leases & e-sign, Landlord mobile app
3. Innago Free tier
Free including unlimited lease e-signatures — the only free tier with that. Small-to-mid-size landlords who want a genuinely free, full tenant-management workflow and don't mind tenant-side payment fees.
- Entirely free for landlords — no monthly, setup, per-unit, or per-lease fees
- Free lease templates and unlimited eSignatures included
- Full tenant workflow: applications, screening, invoicing, maintenance in one place
- Tenants pay $2 per ACH payment and 2.99% for cards unless the landlord absorbs it
- No integrated banking or high-yield cash accounts
- Accounting is lighter than Stessa or Buildium; larger operators often pair it with QuickBooks
Screening: $30 paid by applicant for credit + criminal reports, $35 with eviction history added · Covers: Tenant screening, Online rent collection, Accounting & reporting, Maintenance tracking, Listing syndication, Leases & e-sign, Landlord mobile app
4. Azibo Free tier
Free rent collection with free ACH for both sides, plus real banking — rare combination. Cost-sensitive independent landlords who want free rent collection, banking, and accounting in one place.
- Core platform is completely free — no subscription for rent collection, accounting, or banking
- Free ACH for both landlord and tenant, with free accelerated 2-3 day payouts
- Integrated landlord banking with no monthly fees and Schedule E-ready reporting
- No listing syndication or vacancy marketing tools
- A-la-carte fees add up: $29.99 state lease with eSign, $25 wires, 1% next-day ACH
- Tenants pay 2.99% for card payments and $4.99 per extra partial payment
Screening: $39.99 paid by applicant (credit report, eviction report, and background check) · Covers: Tenant screening, Online rent collection, Accounting & reporting, Maintenance tracking, Leases & e-sign, Integrated banking, Landlord mobile app
5. Stessa Free tier
Free accounting-first platform: bank feeds, dashboards, rent collection without per-transaction fees. DIY rental investors who care most about accounting, taxes, and portfolio finances rather than heavy-duty tenant management.
- Genuinely useful free tier with unlimited properties and automatic bank feeds
- Best-in-class investor accounting: Schedule E, tax packages, portfolio dashboards
- High-yield cash management accounts (up to 3.24% APY on Pro)
- Maintenance tracking and eSignatures locked behind paid plans
- eSignatures tightly capped (1/mo on Manage, 7/mo on Pro)
- Lighter on day-to-day tenant management than Buildium or Innago
Screening: $29 credit report or background check, $49 complete package via RentPrep; landlord or applicant can pay · Covers: Tenant screening, Online rent collection, Accounting & reporting, Maintenance tracking, Listing syndication, Leases & e-sign, Integrated banking, Landlord mobile app
6. Baselane Free tier
Free banking + bookkeeping + rent collection; not a leasing tool. Financially-minded landlords who care most about banking, bookkeeping, and taxes and will pair it with other tools for leasing.
- Only major landlord tool with real integrated banking — free checking/savings with tiered APY and virtual cards
- Best-in-class bookkeeping: auto-categorized transactions, Schedule E tax package
- Free core plan with no account, maintenance, or minimum-balance fees
- Not full property management software — no listings, leases, or maintenance tracking
- $2 ACH rent fee unless deposits go to Baselane banking (soft lock-in to their bank)
- 2-day deposits, advanced reports, and shared access all require the $20/mo Smart plan
Screening: From $24.99, paid by applicant · Covers: Tenant screening, Online rent collection, Accounting & reporting, Integrated banking, Landlord mobile app
Frequently asked questions
What is the catch with free landlord software?
Fee-shifting. Your tenants typically pay screening ($30-55 per application) and payment processing ($2-2.50 per ACH, ~3% for cards). The software is free to you because the tenancy pays for it.
Which free platform has no tenant ACH fee?
Azibo (free ACH both sides), Stessa (no advertised per-transaction rent fees), and Baselane when deposits land in a Baselane banking account. Avail and TurboTenant charge tenants $2-2.50 per ACH on free plans, waivable on paid tiers.
Do the math first
Before committing, run your actual portfolio through the software cost calculator — per-unit pricing that looks cheap at 2 units can be the expensive option at 10.