DoorLoop vs Avail: which fits your rentals in 2026?
Pricing and features verified from vendor pricing pages on 2026-07-04.
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On pure cost, Avail wins: it has a genuinely usable free plan while DoorLoop starts at $69/mo. For a landlord with one or two units, that difference compounds to $828+ a year. Who each fits: Landlords and property managers with roughly 10-300+ units who need real accounting and are willing to pay software-suite prices. 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.
Pricing, side by side
| Starting price | $69/mo | Free tier |
| Pricing model | flat base (covers first 10 units) + per-unit above | per unit |
| Plans | Starter — $69/mo $69/mo billed annually ($99/mo month-to-month) for first 10 units; eSignature $3/doc; tenants pay $2.49 ACH fee; $49 one-time rent-collection setup per bank account; no listing syndication or bank sync Pro — $149/mo $149/mo billed annually ($189/mo monthly); eSignature $1/doc; $1 tenant ACH fee; $25 setup fee; adds listing syndication, bank sync, screening markup Premium — $209/mo $209/mo billed annually ($239/mo monthly); free eSignature, free tenant ACH, free setup; API access; onboarding fee based on portfolio size | Unlimited — $0/mo Free, unlimited units: listings on 19 sites, applications/screening, state-specific leases with e-sign, rent collection (tenant pays $2.50/ACH), maintenance tracking, income/expense tracking Unlimited Plus — $9/mo $9/unit/month; waived tenant ACH fees, next-day FastPay payouts, custom applications and lease clauses, lease cloning, property marketing website, 2x faster support |
| Annual discount | Annual billing cuts ~30% vs month-to-month (e.g. Starter $69 vs $99) | — |
| Tenant screening | $45 on Starter, $35 on Pro, $25 on Premium — paid by applicant (TransUnion); landlord can mark up | Varies by state law; paid by the applicant most commonly, though the landlord can choose to cover it |
Feature checklist
| Feature | ||
|---|---|---|
| Tenant screening | ✓ | ✓ |
| Online rent collection | ✓ | ✓ |
| Accounting & reporting | ✓ | ✓ |
| Maintenance tracking | ✓ | ✓ |
| Listing syndication | ✓ | ✓ |
| Leases & e-sign | ✓ | ✓ |
| Integrated banking | — | — |
| Landlord mobile app | ✓ | ✓ |
Strengths and trade-offs
DoorLoop
For- Full double-entry accounting with bank sync and owner reporting — closest to pro-grade PM software
- Scales from 10 units to 300+ including commercial and mixed portfolios
- Tenant screening gets cheaper on higher tiers ($45/$35/$25) and landlords can mark it up
- Dedicated account manager, training, and support included on all plans
- No free tier — $69/mo minimum is overkill for landlords with 1-5 units
- Advertised prices require annual billing; month-to-month is ~30-40% more
- Nickel-and-dime fees on lower tiers: $2.49 tenant ACH fee, $3/doc eSignature, $49 bank setup on Starter
- Listing syndication and bank sync are gated to Pro and above
Avail
For- 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
- Screening costs are applicant-paid by default
- 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
- Accounting is basic income/expense tracking, not real bookkeeping
Frequently asked questions
Is DoorLoop cheaper than Avail?
DoorLoop starts at $69/mo (flat base (covers first 10 units) + per-unit above); annual billing cuts ~30% vs month-to-month (e.g. Starter $69 vs $99). Avail has a free plan; paid tiers start at $9/mo (per unit). Subscription price isn't the whole story — compare tenant-side ACH and screening fees too. Screening: DoorLoop $45 on Starter, $35 on Pro, $25 on Premium — paid by applicant (TransUnion); landlord can mark up; Avail Varies by state law; paid by the applicant most commonly, though the landlord can choose to cover it.
What does DoorLoop have that Avail doesn't?
At the feature-checklist level they match; the differences are in depth, fees, and support quality — see the full comparison above.
Which is better for a small landlord with 1–5 units?
Landlords and property managers with roughly 10-300+ units who need real accounting and are willing to pay software-suite prices. 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. If you're still unsure, start with whichever has the free tier — you can export your data and switch later.