Top 7 Rated Cloud-Based Real Estate Property Management Software Tools (2024 Comparison)

Real Estate Bees’ editorial team asked a number of industry-leading property management companies to share their expertise on the best web-based tenant management tools and systems to help our readers make a more educated purchase decision when researching available solutions.

With the help of the experts, we identified the best online property management software apps for landlords and evaluated their features, pros, and cons. Visiting retailers of the listed products by clicking links within our content may earn us commissions from your purchases, but we never receive any compensation for the inclusion of products and/or services in our consumer guides. Read our editorial guidelines to learn more about our review and rating process.

— Kimberly Anderson, Senior Creative Editor at Real Estate Bees

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Created in 2015, TurboTenant stands out as one of the best cloud-based property management software tools designed for both landlords and renters.

Since its establishment, the software has garnered over 500,000 signups from landlords and is utilized by millions of renters across the US.

This online software platform features an array of tools that make it a top contender in the cloud-based property management software market, with capabilities such as online rental applications, tenant screening, rental lease agreements, and rent payments.

It also provides accounting tools to help landlords manage their finances and make informed investment decisions.

TurboTenant is also one of the leading rental listing syndication tools for advertising rental listings. The best part is that most of its features are available to landlords for free.

Features

Online Rental Application

The online rental application tool allows renters to upload copies of required documents, such as driver’s licenses, credit reports, and others, directly to the cloud.

As a cloud-based service, it eliminates the need for landlords to collect documents in person or via email.

Rental Lease Agreements

TurboTenant’s lease agreement feature allows landlords to customize the lease agreement for their specific property by filling out standard information such as rent amount, lease duration, and security deposit details.

E-signatures are also available for $9 per document. This payment covers all signatures required for the document.

Tenant Screening

TurboTenant’s renter screening service is facilitated by TransUnion and Income Insights.

TransUnion provides credit, criminal history, and past eviction reports for potential renters.

Income Insights is a tenant income verification tool that helps landlords determine whether a potential renter has the income required to meet their rent obligations.

Listing Syndication

As a top cloud based property management tool, TurboTenant allows you to automatically post your rental listings to a variety of property listing websites and private landlord websites, including:

• Apartments.com
• Apartment List
• Realtor.com
• Rent.com
• RentPath
• LiveLovely.com

You can also create a marketing website for each of your listings in TurboTenant that allows you to showcase property details, add custom photo galleries, upload floor plans and video tours, and update your events calendar (open house times).

We expanded on the software’s features and other details in our TurboTenant review.

Pricing

TurboTenant offers two plans: Free and Premium. Both plans include a range of useful features that make it one of the best web-based landlord-tenant apps.

They include advertising, lead management, rental applications, tenant screening, rent payments, expense tracking, messaging, and chat support.

Users on the free plan may need to pay additional fees for:

• State-specific lease agreements ($39 per lease)
• E-signatures ($9 per document)
• Optional landlord form pack ($145) and
• Lease addendums ($15/addendum)

The Premium plan costs $8.25 per month, or $99 annually. It features unlimited properties, state-specific lease agreements, addendums to leases, and unlimited e-signatures.

Priority support is included with this plan. Renters are charged for the following services:

• Tenant screening ($39 for landlords on the Premium plan, and $55 for landlords on the Free plan)
• While rent payments via bank transfers are free, credit or debit card payments incur a 3.49% fee
• $4.99 for credit reporting to credit bureaus
• Optional renters insurance at $8 per month

Pros and Cons

Pros

• TurboTenant is ideal for independent landlords. The platform provides a comprehensive suite of tools and services that can help small landlords manage their rental properties more effectively.

• Easy to use. The platform is easy to use and does not require technical expertise. With TurboTenant, landlords can quickly create rental listings, collect rental applications, and screen potential tenants without the need for a property management company or real estate agent.

• TurboTenant is cost-effective. Landlords can access many of the platform’s services for free, including rental listings, rental applications, and tenant screening, which puts it on our list of property management software systems.

Cons

• Limited customer support. While TurboTenant’s customer support is generally reliable, the platform does not offer 24/7 support. Landlords need to wait for assistance during business hours or rely on online resources if they have an issue outside of normal business hours.

• Tenant screening fees. The tenant screening fee is high at $55 per tenant application.

Integrations

• Income Insights
• TransUnion
• REI Hub
• Steadily

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Innago, another key player among leading property management software companies in the USA, is an innovative rental property management software created in 2017.

It’s specifically designed as landlord software for small business.

The software helps you manage rental property remotely, no matter the type: commercial properties, industrial properties, and residential real estate.

Features

Custom Lease

As a leading commercial property management software, Innago offers custom lease agreements for commercial properties, which can be tailored to meet the unique needs of landlords and tenants.

This means that landlords can create customized lease agreements that address specific aspects of their commercial properties, such as the use of common areas or restrictions on certain activities.

Online Rent Payments

In this commercial real estate software tool, online rent payment feature is designed to simplify the process for tenants and landlords.

This feature allows landlords to set any payment interval for rent payments. This means that landlords can choose to receive rent payments monthly, weekly, yearly, or bi-monthly, depending on their preferences and the needs of their tenants.

Custom Invoices

Innago features a custom invoice tool for landlords who want to create invoices for a variety of different charges related to their rental properties.

The feature allows landlords to create invoices for anything, from parking fees to CAM fees, utility bills, and more.

The feature is useful for landlords who need to charge tenants extra for services or expenses not covered by their regular rent.

Maintenance Requests Management

Tenants can create work orders by uploading pictures or videos of the area needing attention, along with a description of the problem.

This information is then shared with the landlord and any maintenance personnel required to address the issue.

Landlords can easily view and prioritize work orders based on urgency and assign tasks to maintenance personnel.

Learn about this tool’s features from our Innago review.

Pricing

All of Innago’s features are available to landlords at no cost. However, tenants may be subject to certain expenses.

Specifically, tenants may be charged transaction fees or other costs related to online rent payments. This is depending on the payment method they choose to use.

ACH payments cost $2 for tenants, while credit or debit card payments cost 2.75%.

If a landlord wants a report on the tenant’s criminal, credit, and eviction history, the tenant may be billed between $30-$35.

Pros and Cons

Pros

• Innago is completely free for landlords. Landlords can use Innago’s online rent payment and invoicing features, maintenance request tool, custom lease agreements, and more, without incurring any costs.

• Innago is easy to use. Innago is designed to be user-friendly and easy to use.

Cons

• Poor accounting features. Its accounting features aren’t sophisticated enough. Innago currently cannot pull in bank transactions for reconciliation.

• Limited integrations. The software lacks integrations with other property management software or property marketing tools.

• No iOS app for landlords. While they have an app for tenants, there is no app for managing properties on the go.

Integrations

• QuickBooks Online

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Sirvoy is powerful property management software founded in 2008 to cater to hotel management needs.

It is one of the most widely used hotel property management tools in the world, used by thousands of hotels across 115 countries.

Sirvoy provides an all-in-one, cloud-based solution for managing a hotel’s daily activities, from room reservations and check-ins to billing and financial reporting.

This short term rental property management software is ideal for hotels of all sizes. From small bed and breakfasts to large resorts, Sirvoy helps hoteliers automate and simplify their operations.

Features

Front Desk Software

Sirvoy offers a comprehensive solution for hoteliers to handle front-desk duties. Hoteliers can quickly and easily check in guests, print out key cards, and record payment information.

The feature also allows for easy customization of check-in and check-out processes, so hoteliers can tailor the experience to their specific needs.

It also allows users to manage housekeeping schedules, create invoices, and generate financial reports.

Hotel Channel Manager

One key feature of Sirvoy is its hotel channel manager. This allows for direct connections with all major vacation rental reservation software platforms such as:

• Booking.com
• Expedia.com
• Hotels.com
• Agoda.com
• Hostelworld
• HotelSpecials
• Tripadvisor Instant Booking
• Google Hotel Ads

The hotel channel manager also includes the iCal Import/Export feature, which you can use to update the availability status on other vacation rental sites that support the iCal format.

Booking Engine

Sirvoy offers a booking engine powered by AWS. It includes an easy-to-use booking form plugin that can be seamlessly integrated into the user’s website.

The booking form is fully customizable, allowing hoteliers to tailor the design and layout to match their brand and website.

Bookings made through the booking engine are automatically updated in the hotel’s room availability calendar, ensuring that the hotel does not overbook or underbook.

Pricing

The Starter plan is priced at $10 per month for hotels with 1-2 rooms and can increase to $249 per month for hotels with 1,001-1,500 rooms.

On the Starter plan, users can access Sirvoy’s essential features, such as the booking engine and reservation management.

The Pro plan starts at $39 per month for hotels with just 1-2 rooms and rises to $499 per month for hotels with 1001-1500 rooms.

It is known as the All-Inclusive Plan, providing all Sirvoy features, including the Sirvoy Channel Manager.

Pros and Cons

Pros

• Seamless booking process. As one of the best software apps for property management, Sirvoy helps users provide a seamless booking process that ensures a fast and efficient booking experience for guests. It helps reduce the risk of abandoned bookings and ensures that guests can easily make reservations.

• All-in-one solution. Sirvoy is an all-in-one solution for hoteliers. From front-desk management to booking management, and bookkeeping, hoteliers can manage their properties from a single platform.

Cons

• Not cost-effective for small hotels. For small hotels with a limited budget, Sirvoy is not a cost-effective solution.

• Limited reporting capabilities. Some users say Sirvoy’s reporting capabilities are limited and may not provide sufficient data or insights.

Integrations

• Stripe
• Google Calendar
• Expedia
• Booking.com
• PayPal
• Meta for Business
• Authorize.net

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Avail is a property management software developed by a group of part-time landlords who wanted a more streamlined way to manage their properties.

It has since become a popular choice for landlords across the country.

Avail has a user-friendly interface that allows landlords to easily manage all aspects of their rental properties, from listing vacancies to collecting rent payments and handling maintenance requests.

In 2020, Avail was acquired by Move, Inc., the parent company of Realtor.com.

Features

One-Click Rental Listings

One of the standout features of Avail is the rental listing syndication service that enables landlords to effortlessly post their rental listings on multiple rental sites with just one click.

The feature allows landlords to create a single rental listing that includes all the necessary details and photos for their property.

Once the listing is complete, they can post it to a dozen rental listing sites with just one click.

Online Rental Application

This feature allows landlords to create a custom rental application form that can be sent to prospective tenants via email.

Once the tenant receives the application, they can fill it out online and submit it directly to the landlord.

The landlord can then review the application and screen the tenant based on their qualifications and suitability for the property.

Background Checks

Landlords can request authorization from tenant applicants to perform a background check.

If the tenant authorizes the check, Avail’s system will automatically begin compiling a comprehensive report on the applicant’s background.

This report is shared with the landlord through their dashboard, providing them with easy access to the relevant information they need to make an informed decision.

Rental Property Accounting

As one of the top investment property management software programs, Avail offers real estate investment accounting software that makes landlord bookkeeping easy.

The landlord accounting tool allows landlords to easily track their rental income, including rent payments and security deposits.

It also allows landlords to categorize operating expenses such as maintenance, repairs, and utilities.

Landlords can also generate financial reports, including profit and loss statements, and rent estimates.

We expand on the software’s features in our dedicated Avail review.

Pricing

This multifamily property management software offers two pricing options: the Unlimited and Unlimited Plus plans. The Unlimited plan is free and features state-specific lease agreements, online rent payments, maintenance tracking, and syndicated listings.

For a monthly fee of $7 per unit, the Unlimited Plus plan provides all the benefits of the Unlimited plan, in addition to waived ACH fees, custom applications and leases, and the ability to process next-day rent payments.

Pros and Cons

Pros

• Affordable for small landlords. Landlords can access all the tools they need to efficiently manage their rental for $0/month.

• Easy to navigate. Avail’s platform is simple and straightforward, making it easy to sign up and start collecting rent payments.

• Reliable support. Support responds within a few hours when you open a ticket.

Cons

• No mobile app. Landlords can only access the platform through the web portal.

• Landlords need approval from tenants for screening. Prospective tenants would have to authorize background screening. If tenants do not approve, screening cannot be done.

Integrations

• TransUnion
• Apartment List
• Apartments.com
• Realtor.com
• HotPads
• Zillow
• RentRange
• FleetWave
• Optibus

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HOA property managers constantly juggle tasks and have to keep track of details.

Buildium offers a cloud-based solution that enables them to manage their entire portfolio from anywhere, including online rent payments, vacancy management, maintenance cycles, and accounting software for real estate managers.

The platform was built to help landlords manage all types of properties: single family, multifamily, HOA, and commercial.

Buildium streamlines HOA management through property management automation, streamlining tasks like dues collection, accounting, and bill processing.

It also provides a way for owners to stay up to date on their community’s status and finances through dashboards that show key metrics such as financial performance and occupancy levels.

Features

Resident Center

A free, customizable portal gives your residents easy access to pay online, submit maintenance tickets, and communicate with your staff.

You can also offer a resident directory and a community discussion board.

Board Communication

Buildium’s HOA management software offers a board communication feature that provides an efficient means for board members to access crucial information about their association.

The feature allows board members to easily retrieve important documents such as financial reports, by-laws, policies, and meeting minutes.

Online Payments

Buildium offers an online payment feature (ePay) that allows community associations to collect association fees.

With the online payment feature, homeowners can log in to the HOA’s website and make payments by using their credit card, debit card, or bank account.

With this feature, homeowners can set up recurring payments. This means they can authorize Buildium to automatically withdraw funds from their bank account or credit card regularly.

Learn more about this tool from our Buildium review.

Pricing

Buildium provides three pricing packages: Essential, Growth, and Premium. New users can take advantage of the software’s initial 14-day free trial offer.

The Essential package starts at $52 monthly and features board member communications, online portals, and bank account setup fees of $99 per bank account.

The Growth package is priced at a minimum of $166 per month. It includes all the features of the Essential package, in addition to the rental property inspection software feature and performance analytics and insights.

The Premium package starts at $479 per month and offers everything in the Growth package. It also includes Open API and Buildium Rewards.

Community associations and customers with over 5,000 units have to speak with one of their sales reps.

Pros and Cons

Pros

• Easy to learn. Buildium is simple to use. New users can get the hang of the tool via the self-guided Buildium Academy program.

• Comprehensive accounting features. Buildium can help property managers file 1099s and manage all aspects of their bookkeeping.

• Frequent updates. The software is frequently updated with new features and improvements, making it easier to use.

Cons

• Can get pricey quickly. To connect your real estate investor bank account for bank reconciliation purposes, Buildium charges a $99 fee. Buildium’s prices generally increase the more properties you manage.

• Poor customer service. Several users have complained about their poor customer service.

Integrations

• Axela Technologies
• Citizen Home Solutions
• Trulia
• Apartment List
• ShowingHero
• Goodjuju
• Obligo
• LeadSimple
• OpenAPI

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DoorLoop is the best student housing property management software for real estate investors.

It’s an all-in-one property management tool that makes it easy to manage multiple-tenant leases and short-term leases, as well as every other aspect of student-occupied units.

DoorLoop is a versatile tenant management app for rent collection. It tracks all your transactions, and allows you to set automatic rent increases, one-time charges, or recurring fees.

It also allows you to receive and manage maintenance requests from beginning to end.

Features

Multi-Tenant Rental Application

DoorLoop offers a powerful multi-tenant application feature that allows landlords to create, upload, and manage leases with multiple tenants easily.

This software for real estate investors automatically creates individual portals for each tenant and generates a separate lease agreement for each one.

Tenant Portal

DoorLoop features a tenant portal, which is an essential tool that allows landlords to communicate with their tenants, collect rent payments, and manage maintenance requests all in one place.

Tenants can easily log in to their accounts, view their rent balance, and make payments directly from the portal.

Document Manager

Landlords can use the software’s document manager to keep all their important documents organized and accessible.

They can upload and store document templates on a secure, cloud-based server and even get those documents e-signed.

This feature also allows landlords to share files with tenants, owners, or vendors in one click.

Accounting

DoorLoop also works as accounting software for property management companies.

It helps you track and manage all income and expenses on autopilot with a built-in chart of accounts, bank reconciliations, custom reporting, and unlimited user access for your accounting team.

These features and other important details are described in more detail in our DoorLoop review.

Pricing

DoorLoop provides three pricing plans: Starter, Pro, and Premium, with costs varying based on the number of units.

New users get 50% off on any package of their choice for the first two months.

The Starter package starts at $59 billed monthly, or $588 billed annually ($49 monthly) for 1-20 property units.

The maximum number of property units this plan can cover is 160. This would result in a monthly cost of $234, or an annual cost of $2,268.

This package features accounting and financial features, maintenance requests, tenant screening, RapidRent online payments, and eSignature.

The Pro package starts at $119 monthly, or $1,188 billed annually ($99 monthly) for 1-20 property units.

In addition to all the features of the Starter package, this plan offers QuickBooks Online sync, CAM charges, an owner portal, customizable dashboards, and an unlimited number of Zoom training sessions.

It covers an unlimited number of property units. But from 20 properties upwards, prices increase marginally based on the number of properties.

The Premium package starts at $179 monthly, or $1,788 annually ($149 monthly). The Premium package comprises all the features of the Pro package.

It provides additional benefits such as free incoming ACH payments, Zapier integration, a free personalized real estate investor website builder, unlimited users, unlimited data storage, and limitless free eSignatures.

Pros and Cons

Pros

• Customizable property management features. The software allows landlords to manage different tenant situations commonly associated with student-occupied housing, including multiple-tenant leases and short-term leases.

• Integrations. DoorLoop’s software integrates with a large number of tools and apps, including QuickBooks Online and Zapier. This makes it easy for landlords to sync their financial data and automate tasks.

• Good customer care. You can schedule online meetings with their technicians if you need help customizing or accessing a feature.

Cons

• Relatively expensive. For small landlords and landlords on a budget, DoorLoop property management software is relatively expensive compared to competitors. Prices also increase based on the number of units.

• Reporting features are limited. While DoorLoop has great bookkeeping features, accounting reports like profit and loss detail, 1099s, and balance detail reports are not available.

• Has a learning curve. For specialized tasks like creating rent deposits, tracking commissions and customizing lease terms, you might need to speak with a customer care rep.

Integrations

• QuickBooks Online
• Zapier (connects with over 1,000+ apps)
• FreshBooks
• Trulia
• Zillow
• Expensify
• Stripe
• OpenAPI

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RealPage is a property management software founded in 1998. It offers a range of tools for managing everything, from leasing and resident management to maintenance and accounting.

One of the standout features that make RealPage one of the most popular property management software solution providers is its ability to track resident care and services for senior living properties.

It ensures that each resident receives the appropriate level of care and attention. Its robust reporting and analytics capabilities also allow managers to gain insights into their properties’ performance, helping them make informed decisions and optimize their operations.

Features

Care Management

The Care Management feature on RealPage enables caregivers to manage the medication needs of senior residents more efficiently.

The software integrates with an electronic medication administration record (eMAR) system, which provides real-time medication information and alerts to caregivers.

This feature also allows property owners to monitor caregiver task completion and measure their performance.

Incident Management

The software offers an incident management feature that allows caregivers to document and report all incidents that occur in a senior living facility.

It ensures that all incidents, from falls and accidents to altercations, are recorded accurately and efficiently.

The incident management feature also provides caregivers with tools to analyze incident data and identify trends.

By analyzing this data, caregivers can identify areas where improvements are needed and take steps to reduce the risk of future incidents.

Community Management

The Community Management feature on the RealPage Senior Living software is designed to help senior living facilities manage their operations more efficiently.

One key aspect of this feature is the ability to automatically calculate care fee charges based on the acuity score of the assessment.

RealPage ILM

ILM is a comprehensive lead management solution that helps multifamily organizations manage prospects, lease renewals and resident retention to increase revenue and long-term resident satisfaction.

ILM offers a system for lead pre-qualification, lead prioritization, follow-up activity optimization, agent accountability and performance reports.

Pricing

Potential customers have to reach out to the sales team at RealPage for pricing information.

Pros and Cons

Pros

• Advanced reports. You can get a report on almost anything, including performance across your portfolio.

• Easy-to-use software. The product is very user-friendly and provides a lot of training content for new users.

• Customizable for different uses. RealPage’s end-to-end property management solution is completely customizable and scalable. They have specialized affordable housing, senior housing, student housing, single-family, and multifamily housing solutions, among others.

Cons

• Support costs extra. Users may have to pay additional fees for specialized support.

• Limited customization. There have been complaints from some users about the software’s limited customization options due to pre-built templates and workflows that may not align with their specific requirements.

Integrations

• ApartmentAdvisor
• AvidXchange
• AppWork
• BetterBot
• Birdeye
• Callmax
• Colleen.ai
• Dwelo

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About the Author:

With over 20+ years of experience in real estate investment and renovation, Brian Robbins brings extensive knowledge and innovative solutions to the HouseCashin team. Over the years Brian has been involved in over 300 transactions of income producing properties across the US. Along with his passion for real estate, Brian brings with him a deep understanding of real estate risks and financing.