Best Landlord Software by Unit Count: 1 Unit, 2–10 Units and 11–50 Units (2026)

How many units you own matters more to your software bill than almost anything else. For 1 unit, start free with TurboTenant, Innago or Avail. For 2–10 units, flat-priced RentRedi, TurboTenant's paid plans or Rentec Direct Starter cost $12–$25 a month. For 11–50 units, RentRedi stays flat while per-unit tools climb, and manager-grade suites such as DoorLoop and Buildium start to make sense only near the top of that range.

Best for: self-managing landlords with 1–50 units choosing software by portfolio size, or checking what happens to the bill as they grow.

This guide groups tools by portfolio size and shows what the landlord subscription costs at each size. All prices come from each vendor's pricing page, checked October 28, 2026. Where we calculated a total from a vendor's per-unit rate, we show the math.

Tenant-paid fees (ACH, cards, screening) are covered separately in best rent collection apps. We haven't tested these products hands-on.

Subscription cost by portfolio size

Landlord-side subscription cost per month. "$0" means a free plan exists, but tenant fees may apply.

Hemlane's prices here are its annual-billing rates, the default view on its pricing page ("Save up to 20% with annual billing"); month-to-month billing costs more, checked Oct 28, 2026.

Notes on the math:

• TurboTenant monthly figures are the annual price ÷ 12, because its paid plans are billed only yearly.
• Landlord Studio's page also shows a $144 annual price for Pro. Its page displayed mixed currencies when we checked, so confirm your exact quote in the app.
• For Hemlane we used 25 units × $2 + $28 = $78, and so on.
• DoorLoop at 50 units is 50 × $2.50 = $125, below the $199 minimum, so you pay $199.

For bookkeeping-only tools, Baselane Smart is $20 a month on an annual plan, and Stessa Manage is $12 a month billed annually. Both are flat, and both have free plans.

Baselane is a financial technology company and is not an FDIC-insured bank.

1 unit (or a house hack)

With one rental, the goal is to pay nothing or close to it, while still getting a legal lease, screening and online rent.

• TurboTenant Free: listings, screening, condition reports, maintenance and rent collection for $0. Visit TurboTenant
  • Downsides: applicants pay $55, ACH payouts take 5–7 business days, and unlimited state leases with e-sign need Essentials ($149 a year).
• Innago: free for landlords with no paid tiers. Tenants pay $2 per ACH payment and 2.99% on cards unless you absorb the fees. Funds usually arrive in 1–2 business days.
• Avail Unlimited: free, with state-specific leases and digital signing included. Tenants pay $2.50 per bank transfer.
• Landlord Studio Go: free up to 3 units, if you want an accounting-first mobile app. Bank feeds and Schedule E are on Pro.
• Pair with Baselane Core if you want a separate bank account for the property and free Schedule E reports. Visit Baselane

Skip at this size: DoorLoop (the $199 monthly minimum is $2,388 a year), AppFolio (its pricing page says a 50-unit minimum applies) and Buildium (from $65 a month). They're built for professional managers.

2–10 units

Here the free plans still work, but slow payouts, lease limits and missing bookkeeping start to cost you time. Cheap flat-priced plans are worth a look.

• RentRedi: $144 a year on the annual plan for unlimited units. Tenant ACH is $1, and deposits take 2–3 business days. There's no free plan.
• TurboTenant Essentials or Pro: $149 or $199 a year for 1–10 units. Pro adds the accounting suite and typically waives ACH fees. Visit TurboTenant
• Rentec Direct Starter: $25 a month flat for up to 10 properties and tenants, with complete accounting and reporting and online rent payments. Each incoming ACH payment costs $2 on Starter, versus one free per active property per month on Pro. https://www.rentecdirect.com/
• Hemlane: Basic is $28 + $2 per unit (about $48 a month at 10 units) and includes $0 ACH rent collection. The Essential plan adds 24/7 repair coordination for $28 + $20 per unit, which matters most if you own out of state. Visit Hemlane
• Stessa or Baselane for books. See Baselane vs Stessa.

Watch the per-unit trap: Avail Unlimited Plus at $9 per unit is $90 a month at 10 units, about $1,080 a year. That's well above flat-priced alternatives for similar upgrades. It's worth it only if next-day deposits and waived tenant ACH matter that much to you.

11–50 units

At this size, you'll probably want team access, stronger accounting, maintenance workflows and maybe owner statements if you manage for others.

• RentRedi: still $12 a month on the annual plan, regardless of units.
• TurboTenant Pro: $399 a year (11–30 units) or $699 a year (31–60). Pro adds user roles and unlimited bank accounts. Visit TurboTenant
• Landlord Studio Pro: about $41–$71 a month at 25–50 units on the monthly table. It includes Xero integration and bank feeds.
• Rentec Direct Pro: starts at $50 a month, or $45 billed annually, and Rentec says it "grows with you" by unit count. Rentec's page shows the per-unit price only through a calculator we couldn't read, so get your exact quote there.
• DoorLoop One: $2.50 per unit with a $199 minimum. That's $199 a month until about 80 units. It's a full PM platform: accounting, owner portals, unlimited users, $35 screening, and syndication to Zillow, Trulia and HotPads. Visit DoorLoop
  • Downsides: the minimum is steep below about 80 units, incoming ACH costs $1.50 on One, and the AI agents are on pricier tiers ($299 and $399 minimums).
• Buildium Essential: from $65 a month. Watch the add-on fees:
  • $2.35 per incoming EFT on Essential
  • $99 to set up each business bank account
  • $5 per e-signature document
  • Live phone support only on Growth (from $202 a month) and above
• AppFolio: built for larger portfolios. Its pricing page footnote (checked Oct 2026) reads: "Minimum spend and 50 unit minimum apply." The spend amount isn't published, so ask its sales team before you plan around it.

Questions to ask before you commit

1. Is it billed annually only? TurboTenant's paid plans are. RentRedi's lowest price is too.
2. Is there a monthly minimum or unit minimum? DoorLoop ($199 and up) and Buildium ("starting at" pricing) publish floors. AppFolio has a 50-unit minimum and an unpublished minimum spend.
3. What do tenants pay per payment? See best rent collection apps.
4. What happens when you cross a tier boundary? For example, TurboTenant Pro goes from $199 to $399 a year at 11 units.
5. Can you export your data? Innago, for example, says you can export records before leaving. Ask any vendor before you migrate leases and ledgers.

How we checked

On October 28, 2026, we read the pricing pages of TurboTenant, RentRedi, Innago, Avail, Landlord Studio, Hemlane, Rentec Direct, DoorLoop, Buildium, AppFolio, Baselane and Stessa, plus the help-center articles behind fee and payout figures. Monthly costs at each size are our arithmetic from the published rates, shown in the notes above. Where a vendor publishes only a "starting at" price or a quote, we say so instead of estimating. We haven't used these tools with our own rentals, and no vendor paid for its position. Confirm your exact quote before you commit.

FAQ

What's the best landlord software for one unit?

A free plan: TurboTenant Free, Innago or Avail Unlimited. They cover listings, screening, leases or lease tools, and rent collection for $0, with tenant-paid fees.

What's the cheapest software for 10 units?

The free plans cost $0. For a paid plan, RentRedi's annual plan ($12 a month) and TurboTenant Essentials ($149 a year, about $12.42 a month) are the cheapest we track.

When does per-unit pricing get expensive?

Fast. Avail Unlimited Plus at $9 per unit is $450 a month at 50 units, while RentRedi stays at $12 a month for unlimited units.

Is DoorLoop worth it for a small landlord?

Rarely below about 80 units, because the One plan's $199 monthly minimum applies until 80 × $2.50 reaches it.

Can a landlord with 10 units use AppFolio?

Only if you meet its minimums. AppFolio's pricing page says "Minimum spend and 50 unit minimum apply."

Related

• Best free landlord software
• TurboTenant vs RentRedi
• All-in-one landlord software
• Landlord accounting software
• Hemlane pricing at 1, 5, 10 and 20 units
• Rentec Direct pricing by unit count
• Rentec Direct vs Buildium
• Hemlane vs DoorLoop costs at 5, 15 and 40 units
• Cheaper DoorLoop alternatives
• AppFolio alternatives
• Median cost per unit by portfolio size