Real Estate Management

3 Best Free Property Management Software

By | 6 min read | Published ; Updated on

Property management software helps manage tenants, payments, and expenses.

We empower businesses to accelerate their growth by helping them find the right software. We select and rank products based on an objective methodology developed by our research team. While some vendors may pay us when they receive web traffic, this has no influence on our methodology.
We conducted this analysis based on reviews and ratings data as of October 20, 2021. In order to present the most up-to-date information, the product cards below show real-time ratings. Please note that this means the ratings value in the product card may not reflect the ratings value at the time of analysis.

Managing a property is not an easy task. From late payments to compliance with national, state, and local laws, property owners and managers have to keep tabs on multiple tasks at the same time. And your daily tasks get multiplied if you own more than one property.

These real estate tasks cannot be neglected but you can streamline them using a property management tool. Property management software helps property owners and managers track rent payments, manage maintenance requests, check renter history, and advertise their property. These tools bring accounting, marketing, and finance into one place.

This article highlights the three best free property management software, sorted alphabetically. Not only can you easily manage your property with these tools, but you also don’t have to spend any money to access them.

See the full list of rental property management software in Capterra’s software directory.
See Directory
Take a look at the ratings, reviews, and pricing of free property management software.

Avail: Allows listings syndication on top rental sites

Avail advertises your property on other rental websites such as Zillow, Trulia, Hotpads, Walkscore,, and You receive a verified landlord badge and an available for rent sign. The tool also enables you to share your listings on social media platforms to target a more diverse audience.

The property management software allows you to conduct tenant screening. You can check tenants-initiated TransUnion credit reports and background checks. With Avail, you get access to nationwide criminal history and previous eviction reports of prospective tenants.

Avail has an option to receive digital signatures for leasing. You can also access state-specific and lawyer-reviewed lease templates. Add locally-generated clauses, rules, addendums, and disclosures to comply with laws.

You can collect rent payments through direct deposit online with automatically generated receipts. For maintenance, tenants and landlords can create tickets and automatically forward them to maintenance professionals.

Avail is web-based and is optimized for use of mobile web browsers. You can get in touch with live specialists through chat support. Avail also offers email and phone support.

Visit Website

Key Features:

  • Credit check
  • Lease management
  • Maintenance management
  • Owner portal
  • Payment processing
  • Vacancy management
Trial/Free Version:
Free Trial
Free Version
Cost to upgrade:

$5 per unit, per month

Device Compatibility:


<p><i><span style="font-weight: 400;">Tenants status in </span></i><i><span style="font-weight: 400;">Avail</span></i><i><span style="font-weight: 400;"> (</span></i><a href=""><i><span style="font-weight: 400;">Source</span></i></a><i><span style="font-weight: 400;">)</span></i></p>

Tenants status in Avail (Source)


Innago: Export collection reports to gain actionable insights

Innago is completely free for you and your tenants to use. The property management tool only charges any time online payments are made or when conducting criminal, credit, and eviction history. Innago notifies you of on-time payments, late fees, and repeated charges. The property management system records online rent payments and allows you to download reports.

You can customize lease agreements as per your requirements, and take a mobile signature. Innago provides an application builder that enables you to create application forms. These forms can be embedded in your website to make it easy for your prospective tenants to apply for a property.

Innago allows you to access national data on criminal, credit, and eviction history. You can screen tenants and check their eligibility.

If you need support services from Innago, you can get in touch via chat, phone or email. The tool also offers a mobile app for iOS and Android devices.

Best Functionality
View Profile

Key Features:

  • Billing and invoicing
  • Commercial property management
  • Contact management
  • Financial management
  • Late fee calculation
  • Lease management
Trial/Free Version:
Free Trial
Free Version
Cost to upgrade:

Charges on online payments

Device Compatibility:


<p><em>Dashboard of Innago (</em><a href=""><em>Source</em></a><em>)</em></p>

TenantCloud: Invite service providers to assign requests

TenantCloud allows you to list unlimited properties and units. The property management solution enables you to track equipment such as refrigerators, dishwashers, and other appliances for each rental unit. You also receive access to lease agreement templates.

You are able to conduct a background check for all potential tenants and can store your tenants’ data in the tool to check for regulatory compliance in future. All the data saved in the tool can be exported to a ZIP file.

The property management software enables you to schedule service reminders for maintenance requirements. Tenants can upload pictures and videos of appliances so that you can assess the problem and be aware of maintenance needs. You have an option to create alerts for application submissions, new invoices, and maintenance service requests. You can also collect rent online and check your rental income.

TenantCloud offers phone, email, and ticket support. There is a mobile app for Android and iOS devices.

Visit Website

Key Features:

  • Accounting
  • Billing and invoicing
  • Commercial property management
  • Contact management
  • Financial management
  • Insurance managment
Trial/Free Version:
Free Trial
Free Version
Cost to upgrade:

$12 per month

Device Compatibility:


<p><em>Landlord dashboard of TenantCloud (</em><a href=""><em>Source</em></a><em>)</em></p>

Landlord dashboard of TenantCloud (Source)

Read our property management software buyers guide to further understand the benefits and common features of these tools.
Read our guide

How to choose the right free property management software

Managing so many properties is a challenge, and if your property management tool is not giving you the features that you need to run your business, then it just adds to your problems. Keeping the following considerations in mind before selecting a software solution can help you choose the right property management tool.

  • Look for the limit on the number of free property listings: If you have multiple vacant units, then you need to create multiple listings. Before finalizing a software solution, check if there is any limit on the number of free property listings.
  • Check hidden pricing: Free software solutions often come with limited functionality. When choosing a property management tool, check whether the software provides all the functionalities you require for free and that there are no hidden charges.
  • Check the accessibility of the tool: An ideal property management software should be accessible from multiple devices and offer ease of interface. This makes property management more efficient.

Common questions to ask while selecting free property management software

What kind of customizations does the tool provide?

You might have specific business requirements concerning legal papers, rental applications, and online rent collection. Check if modification options are available or whether expanding features is possible. Also, find out whether customization comes at a cost or is available for free.

Does the tool offer integrations?

Integrations are important if you are looking to post listings on multiple websites and promote them on social media platforms as well. A property management tool equipped to provide different online payment modes to your tenants will make rent submission easier for them. The integrations will help expand the functionality of your tool.

What kind of technical support should you expect?

Free tools have limited support and are often not of the type you would prefer. See if the vendor provides support options that you are comfortable with.

How did we choose these products? We didn’t—you did.

To find your ideal software match, you need information you can trust—so you can save time, stay on budget, and focus more energy on growing your business. It’s why we vet and verify all our user reviews and recommend only the tools endorsed by people like you.

In other words, our product recommendations are never bought or sold, or based on the opinion of a single individual—they’re chosen by your peers, reflecting the views and experiences of our independent base of software reviewers.

To be considered for this list, products have to:

  1. Have at least 20 unique product reviews published on Capterra within the past two years, with an average rating of 3.0 or higher. We selected the 3 products with the highest ratings to feature in this article.
  2. Offer a free, standalone version of the software (not a trial version of the software where you must purchase a product after a limited amount of time).
  3. Meet our property management software market definition: “Property management software helps landlords and real estate professionals track leases, residents and maintenance tasks, as well as collect rent and manage finances to reduce costs and streamline operations.
Note: The content in this piece that provides opinions and points of view expressed by users does not represent the views of Capterra.
The “Best functionality” tool is identified using the highest user ratings for functionality that a vendor received based on publicly available reviews.

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Looking for Real Estate Property Management software? Check out Capterra's list of the best Real Estate Property Management software solutions.

About the Author

Kritika Tyagi

Kritika Tyagi

Writer@Capterra with a focus on small business market trends, software requirements and all things tech. M.A. in English Literature from Jamia Millia Islamia. Love books and nice words. When I am not working, you can find me reading books while eating self baked cookies and drinking coffee.

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Comment by Kevin on

Good Article and Wonderful property management software…

Comment by propertyzar on

Another awesome article. Very detailed and informative. Thanks for sharing!

Comment by Propertyzar on

Great post. Thanks for sharing!”

Comment by Zigguro on

Rentomy is Free Open Source cloud software for Residential Rental Property Managers. Rentomy is comprehensive, fast & easy to use. Deploy it as a Software-as-a-Service (SaaS) on the web, or run it in-house.

Comment by Rose C. on

We use TenantCloud and honestly it’s been a lifesaver for us. We manage our 10 properties for free. We have set up Stripe for online payments with tenants paying fees and it works great. In future we want to buy few more rentals so I think we will switch to payment plan where online payments are free. I think it is less than $10/month or something. Overall, it works great and Ann from support is really helpful!

Comment by Tyler Hayes on

Don’t forget Roof!
Roof is unique—landlords can choose to pay $2/transaction so their tenants can use it for free, or just charge the fee to their tenants and use it for free themselves.

Comment by Adam Parsley on

Check out! Much more than just collecting rent online. We offer true full featured property management software. Free for 5 units or less!

Comment by Pat Liska on

Haven’t tried this, but came across it, it’s free but charges for screening tenants, , looks like one worth looking into.

Comment by Keith Weigand on

Nice information about of property management software….. I would like to share that a free property management software….


Comment by Mike on

Another recent entry that I’ve been looking at is They are similar to Cozy in that it’s free, and they are tailored to small landlords. They also offer document management and maintenance request tracking.

Comment by Marina O'Daniel on

You have missed a good property management software called ‘Property Tree’. It is Australia and New Zealand’s first cloud based property management solution developed by Rockend, the leader in property software. Check out the website here

Comment by Domenick T on

I’ve been using Cozy for a while now and love it. No late rent payments!

The cons mentioned above won’t be relevant soon. They are rolling out Expense Tracking, Maintenance Requests and Document Management features soon. If they are all as good as the current service, then Cozy is all small landlord should ever need.

Comment by Deborah McGregor on

I’ve been using Tenant Cloud. It is still quite ‘glitchy’ which means that you really need to double check the data you get when running accounts etc.. I’ve had a lot of problems where the program uses “Due Date” instead of the actual date accounts are paid etc.. Support is somewhat tiresome and it takes quite a while of email to-ing and fro-ing to get a result (if you get one). I think it has the potential to be a really good piece of software – but it is not reliable enough yet.

Comment by Paul Ronto on

You should really check out It’s 100% free to landlords, intuitive, and helps property owners market their rentals, find and screen tenants through an online rental application and integrated credit, criminal and eviction reports, collect payments over the web and much much more! Join today!

Comment by Steven Peters on

I use I can list, run background checks and screenings, do maintenance requests. They also do rental payments now which is awesome. I love using Rentler (

Comment by Hellen Smith on

These are great comments – I am personally using Rentigo to collect rent from my tenants and for managing their maintenance requests. I have 3 units

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Comment by Nathan M on

Good article. I’d like to add that Rentec Direct still maintains a free version of their property management software. It includes more tools and is years more mature than the options listed above and is 100% completely free for landlords with up to 10 properties. Here’s where to find the info:

Comment by Timothy Hamilton on

Great article; very useful to find these tools for landlords such as myself! Another great free property management software, the one I use, is Like cozy, they help you find and screen tenants, but also help with writing the lease. Collecting rent is easy and hits my account within three days. And they offer a maintenance warranty option I use on one of my town homes that really makes sense.

Comment by Portiqo on

These are great options for property managers and landlords who have many properties to manage. Software solutions such as these can make things much more easier to manage but many cost a lot and finding good ones which are free can be quite difficult. This list makes finding a good property management software so much easier!

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