Leveraging the power of the cloud to manage your property isn’t necessarily obvious. Even though numerous companies talk about the importance of cloud-based software, not all property management software is created equal. In fact, having a solution that’s based on the cloud can actually be your ticket to greater success in managing your properties and assets.
Cloud-Based Property Management Software
DoorLoop
DoorLoop, a market-leading cloud property management platform utilized by landlords, tenants, investors, and property managers and businesses worldwide, starts off our list. Due to its comprehensive and strong array of rental property management tools, which enables property owners to easily maintain and expand their rental portfolio, it has won the #1 spot in our rankings.
DoorLoop offers a variety of tools to assist you manage your properties, from collecting rent to taking care of property insurance, whether you have residential, commercial, student housing, or affordable housing properties. You may engage with both potential tenants and current tenants using a single system thanks to the software’s inclusion of a tenant portal and CRM.
Additionally, DoorLoop provides an accounting section that enables you to keep an eye on all of your finances.
Condo Control
An other shrewd selection for a property management service is Condo Control. A mobile property management software makes it possible for you to manage all of your rental properties from a single platform. It is filled with tools for communication, record-keeping, security, and concierge. The best app for self-managed rental properties and associations is Condo Control since it makes property administration simpler for both owners and tenants.
Almost every area of your property operations can be streamlined and automated with the help of the program, which offers a collection of powerful and practical solutions. It provides a wide range of asset management tools that let you make changes to and maintain asset data from desktop or mobile devices. You may approve, track, and manage amenity bookings from the same site as well.
In addition, Control Control is furnished with tools for issuing, monitoring, and handling violations from tenants of real estate. You can give notices, set deadlines, and allow tenants to pay violation fines through the platform after issuing a violation. You can also generate reports on infractions by status, category, or unit using Condo Control.
TenantCloud
TenantCloud is a comprehensive property management tool that takes care of practically all of your management tasks, from tenant vetting to work order processing. It enables you to market vacant properties, screen potential tenants, and receive payments online. TenantCloud is associated with several listing partners where you can post your unoccupied rentals in order to assist you in listing them.
Additionally, TenantCloud enables you to write or upload your lease agreements online and send invitations to tenants for electronic signatures. The solution also offers a large selection of rental agreement templates, making it simple for you to create an online lease.
You can simply coordinate, plan, and schedule maintenance requests for your tenants using TenantCloud. The system also includes tracking capabilities that enable you to maintain tabs on expenditures and materials used for maintenance and repairs.
HemLane
HemLane is a complete solution that assists landlords and property managers with renting out their properties, keeping track of leases, and facilitating repairs and maintenance. The entire rental management lifecycle is streamlined and automated, from locating the ideal tenant to accepting online rent payments. You can manage your finances and strengthen the financial stability of your company by using the solution, which also enables you to track income and expenses for all of your rental properties.
Additionally, HemLane offers all the resources required for remote property management. It provides a single, centralized location where you can securely store and manage real estate contracts and other important documents. You may manage lease renewals and keep track of contract and lease expiration dates with its lease management feature.
Additionally, HemLane has a tenant portal that makes it simple for applicants to log in and check the status of their applications. Additionally, tenants can utilize some of the biggest online payment gateway providers, like PayPal, Venmo, Zelle, or direct deposit, to process their payments through the portal.
Building Engines
Building Engines is a user-friendly property management software that simplifies the management of rental portfolios and is ideal for property owners managing facilities, commercial offices, real estate, retail, or industrial units. All property management duties and responsibilities, such as upkeep of assets and machinery, tenant services, and operational risk management, are automated.
You can access information, duties, and activities pertaining to your rental properties using the single platform provided by Building Engines. You can improve the efficiency of your company and provide your tenants with better services by having all the tools you require for property management in one location. Additionally, the solution aids in prioritizing work orders and services, allowing you to give jobs that demand your immediate attention a greater priority.
ActiveBuilding
ActiveBuilding is another collaborative property management software that streamlines communication between you and your residents and helps you stay on top of work orders for your rental units. It lets you prioritize maintenance tasks for your properties, allowing you to fulfill your role as a landlord more efficiently and keep your residents secure on your properties.
The software also offers a social platform where residents can share important information or announce events and activities. Additionally, ActiveBuilding offers a customer-facing portal where tenants can easily request for lodging services or repairs and maintenance. The solution automates most of the critical tasks involving rental management, including tracking keys, receiving parcels, common space reservations, and guest validation.
RealPage
RealPage offers a suite of property management tools to ensure the peak performance of your rental business. It lets you automate, centralize, and organize tasks related to your day-to-day operations, allowing you to save time and expenses and reduce compliance risks. RealPage is also a highly customizable solution that scales as your business grows.
With RealPage, you can manage every detail of your commercial, conventional, and affordable properties. These include automating service requests and managing asset conditions remotely, as well as storing and organizing digital compliance documents and other electronic records for your property business.
Commercial Property Management Software
DoorLoop
DoorLoop is a complete property management software tool that makes managing and growing your portfolio simple and easy.
The dashboard is designed to be highly intuitive and easy to use (and easy to get started). It comes with a full suite of features that make it easy to centralize and streamline your entire property management business.
Features include:
- Accounting suite designed to replace QuickBooks, including a variety of payment methods, custom reports, a complete chart of accounts,
- Built-in CRM and tenant portal that allows you to collect rent, receive maintenance orders straight from tenants (and even communicate with them from within the platform), offer renters insurance, and more
- Easy maintenance order management, including everything from work order creation to tracking and vendor payments
- Marketing features including automatic listing, scheduling showings, tenant screening, and more
- Owner portal that provides access to reports and allows you to print checks
DoorLoop Pricing
Not sure if DoorLoop is for you? Our full-service property management and accounting software is 50% off your first two months.
(That includes unlimited support & training as well.)
Pricing starts at only $49/month for your first 20 units.
RealPage Commercial
RealPage Commercial is a complete property management solution geared towards commercial portfolios.
It has a full suite of features that covers everything you’d need to manage your commercial portfolio.
They’re known for a convenient lease administration feature and an easy-to-use common area maintenance reconciliation system.
Features include:
- Tenant portal that allows tenants to make payments online, view balances, and more
- Work order management
- Robust accounting features including calculators for late fees, recurring charges, rent percentages, and CPI increases
- Leasing automation features
RealPage Commercial Pricing
RealPage Commercial separates its commercial pricing based on the type of property: office & retail assets and industrial assets.
They also offer a unique square footage pricing model, with their Office & Retail Assets plan. This plan comes out to $10 per month per 10,000 square foot while their Industrial Assets plan comes in at $5.83 per month per 10,000 square foot.
Total Management
Total Management is a cloud-based property management solution that serves both residential and commercial property managers.
They offer a robust set of commercial capabilities, including tax and insurance reconciliation and communication management.
They’re known for their easy implementation, so getting started is fast and straightforward. Users also generally report ease of use, though their pricing is high compared to other solutions.
Features include:
- Tenant portal including online bill pay
- Employee work order communication
- Duplicate invoice catcher
- CAM/Tax reconciliation system
Total Management Pricing
Total Management has a one-time onboarding fee that includes support and 30 days of 1-on-1 life product training. However, this price is not listed online.
Monthly pricing for their commercial solution comes in at $2.50 per unit per month with monthly minimums, though they are also not listed online.
MRI Commercial Management
MRI Commercial is one of the most well-known commercial-specific solutions, with a robust set of features and leasing tools that includes a good level of customization.
However, you pay for that robust set of features, and the MRI interface is known for being a bit dated.
Features include:
- Online bill pay
- Lease templates
- Robust reporting tools
- Automated accounts payable
- Work order management
MRI Commercial pricing
MRI doesn’t offer any of its pricing publicly, so you’ll need to contact them directly for more information and to set up a demo.
AppFolio
Appfolio is another notable option similar to MRI. It includes a powerful set of tools and virtually everything you’d need from a commercial property management accounting software.
Its interface is easy to use as well, though it can feel a bit complex and overwhelming navigating the number of features. It balances this somewhat, however, with good training resources.
Features include:
- Utility management
- Work order management
- Good reporting tools
- Online rent payments
- Smart bill entry
- Automated late fees
Appfolio pricing
Appfolio has a flat $400 onboarding fee that makes it one of the more expensive options to get started with. Monthly pricing is between $0.80 and $1.50 per unit, depending on the property type, with a $250 monthly minimum.
VTS
VTS specializes in commercial portfolio management and serves over 35,000 users worldwide.
They offer unique business intelligence analytics features that make closing easier and helps maintain occupancy.
It excels in not only being a property management tool but a commercial property marketing tool as well. However, it can come up short in terms of some of the more unique property management features other tools have.
Features include:
- Marketing/sales-level analytics
- Tenant and inventory management
- Good collaboration tools for users
- Mobile app
- Large number of integrations
VTS Pricing
VTS doesn’t offer its pricing online, so you’ll need to contact a sales representative to get more information and schedule a demo.
CRESSblue
CRESSblue is a cloud-based commercial property management software geared explicitly towards net lease properties, such as retail shopping centers.
They’re known for a good range of automation systems, including automatic leasing calculations and scheduling with full integration between its various features.
However, the initial setup can be a bit cumbersome if you have an extensive portfolio.
Features include:
- Work order management
- Lease abstracting and budgeting
- CAM reconciliation
- Reporting
- Asset management
- Automated leasing calculations
CRESSblue Pricing
CRESSblue offers a unique pricing model, basing their pricing on a combination of the number of users, offices, and leases you manage.
For specific pricing, though, you’ll need to contact a sales representative as they don’t offer their pricing online.
Yardi
Yardi Breeze is Yardi’s smaller-scale property management solution.
If you’re starting, Yardi is intuitive and straightforward and offers many of the great features that Yardi’s more robust property management solution provides.
Training materials also make it easy to get started as you can learn directly from the software. This makes Yardi one of the better options if you only manage a few properties and are new to property management.
However, Yardi Breeze is one of the pricey options out there, making this a less-economical option for new property managers.
Features include:
- Automation features such as scheduling and leasing calculations
- Robust accounting
- Owner reports
- Tenant communications
- Work order management
Yardi pricing
Yardi uses a unique pricing structure that is based on the type of property. However, beyond that, their pricing model is familiar.
For example, Yardi for commercial property costs $2 per unit, at $200 minimum per month. They also offer a premium plan, though they don’t provide pricing for that publicly, so you’ll need to contact a sales representative.
SKYLINE
SKYLINE is a property management accounting solution for small to mid-sized portfolios.
The software offers a robust set of features with a wide range of functionality, from accounting to tenant management, scheduling, maintenance management, and more.
It’s known for having a user-friendly interface that’s easy to get started with and easy to learn. However, combined with its various features, it comes in at enterprise-level pricing.
Features include:
- Good accounting features
- Lease tracking
- Budgeting
- Automated scheduling and invoicing
- Tenant portal
- Document management
SKYLINE Pricing
SKYLINE doesn’t offer its pricing publicly, but you can find out more by scheduling a demo online.
Re-Lease
Re-Leased is a dedicated commercial property management software known for being easy to use and good documentation features.
It has a visually pleasing UI and makes it simple to find anything you need, though their customer service response rate sometimes causes complaints.
Features include:
- Tenant communication
- Compliance management
- Good accounting features
- Integrates with Xero
- Payment and task alerts
- Calendar with scheduling features
Re-Leased Pricing
Re-Leased doesn’t offer its pricing publicly, so you’ll need to contact them for a demo to learn more and see if they’re a fit.
Property Management Software for Small Landlords
TenantCloud
With a free TenantCloud account, landlords can manage up to 75 units, track one appliance, such as a refrigerator or dishwasher, use one landlord lease template, receive 10 service reminders, and have 512MB of storage available. Landlords can also handle maintenance issues online thanks to TenantCloud’s maintenance management system. Landlords may connect with service providers, send messages, manage invoicing, and receive video and photographs of tenant maintenance requests.
Additionally, Rentler, a service provided by TenantCloud, offers a free real estate listing website that is syndicated with a number of well-known websites, including Apartments.com, Zillow, and Facebook Marketplace. This can greatly increase the visibility of your listings and help you draw in prospective tenants.
Landlords can create documents like leases using TenantCloud and have them digitally signed. Additionally, state-specific lease templates that adhere to each state’s lease laws are included. The content of your lease can be pasted into the system or uploaded as a PDF. As with any digital signature service like DocuSign or PandaDoc, you can also include merging fields that will update with each new lease you create.
Avail
With Avail, independent landlords may manage every aspect of their rental property on their own, from online rent collection to managing property advertising. Independent landlords can quickly find renters to fill openings, sign leases, verify credit histories, and collect rent thanks to its user-friendly website.
Avail likewise offers a free subscription plan, but in contrast to TenantCloud, it only includes the most fundamental property management capabilities, such as syndicated listings, applicant screening, state-specific leases, online rent payments, and maintenance tracking.
Additionally, independent landlords are able to quickly request rental applications that include vital details like contact information, employment histories, and residence histories that help decide whether the prospective renter is qualified to dwell in the rental property. The platform also makes it easier for landlords to communicate with tenants by enabling them to book tours with potential tenants, conduct prescreening interviews, and handle maintenance requests from current tenants.
Buildium
Buildium offers adjustable pricing for up to 5,000 units, making it a great choice for big property management companies. Each plan comes with tools for managing rental properties, such as web portals, tenant communication, and expedited application procedures. These technologies support landlords in managing and monitoring daily operations, including the rental payment process. Aside from free e-leases, Buildium also provides free property inspections; however, the Essential package includes a cost that starts at $40.
The program offers a free, attractive website that helps property managers build their brands and market their vacant units quickly. In order for potential residents to apply on your website when interested in a unit, it also enables you to modify the rental application.
To help you with the learning curve, Buildium provides comprehensive customer assistance and Buildium Academy, its self-guided training program. From fundamental setup to complex procedures like leasing and association administration, Buildium Academy covers it all.
SimplifyEm
For landlords and property managers with up to 2,000 units, SimplifyEm is a simple-to-use cloud-based property management solution. Before you can begin, there is no extensive training or additional tool expertise needed. Users can access SimplifyEm from any location in the world using the internet. With its features for capturing tenant information, monitoring insurance, tracking deadlines, creating invoices, and collecting online rent payments, it enables property owners to have better insight into both their occupied and unoccupied units.
The accounting module of SimplifyEm handles accounts payable and receivable, periodic rent payments, as well as transaction history. The software also creates monthly statements and exports rental data to connected programs like QuickBooks and Excel. Additionally, landlords can email all renters at once or provide mass reminders.
Property Manager Cloud
For managers of a variety of property kinds, Property Manager Cloud is the best option. It is a fantastic option for property owners managing both commercial and residential properties because it can handle single-family homes, multifamily homes, mobile home parks, and even hotels.
Users may automate daily operations including application processing, tenant notices, and bookkeeping thanks to Property Manager Cloud’s functionality. To make monthly payments more convenient, property owners can even set up an automated debit system with the residents.
In addition to this, it gives tenants access to a tenant site where they may pay rent, request maintenance, monitor due dates, and view payment history. The owner portal in Property Manager Cloud enables customers to view up-to-date information about their properties across several locations and create reports.
TurboTenant
The most cost-effective monthly membership option for TurboTenant’s property management software is available for free and starts at $4.92. Features for lead management, tenant screening, online rent collecting, document management, maintenance requests, and expense monitoring are included in all subscription tiers. Additionally, property owners can alter their plan and pay for add-on services such as lease addendums and e-signatures that are required.
TurboTenant provides tools that make managing tenants for landlords easier, like the ability to make specific listing pages and send mass communications to tenants from a single email. By integrating with Facebook Marketplace, Apartment List, and Realtor.com, landlords may also market a vacant home across several sites with an one click. In order to speed up and simplify operations, landlords may also use TransUnion to evaluate prospective tenants. They can also email and sign any paperwork online using the platform, as well as submit requests for payments and maintenance.
Property Management Software
Buildium
Buildium is the greatest overall option for both residential and association property managers because its comprehensive service, created by property managers for property managers, enables property owners to manage every part of their business remotely.
Pros
- Built by property managers for property managers
- Automatic rent collection through a tenant portal
- Online ticket support during business hours
- A lot of training materials offered
Cons
- Expensive pricing plans
- Some customer support complaints
- Not a fit for single property managers
Building managers can handle everything from online rent payments, vacancy management, maintenance schedules, and accounting using Buildium, our top pick overall. Buildium automates the entire property management process through tools for bookkeeping, business operations, leasing, and community association management. Through tenant and lease tracking, automated rent and fee reminders, full general ledger accounting, and on-demand reports, it supports the lead-to-rent collection cycle. Buildium includes a specialized tenant portal among its capabilities, which enables property managers to receive online payments instantly.
There is a free 14-day trial available even though there is no free version. The cost of the basic plan, which is based on the number of units you manage, is $50 per month. The cost per unit decreases as you have more units. However, it is evident that your overall cost will be larger. Additionally, anyone who signs up for annual payment with Buildium receives a 10% discount.
TurboTenant
The finest free choice for landlords is TurboTenant since its pricing structure places all of its costs on the shoulders of the tenants.
Pros
- Free regardless of the number of units managed
- Great for DIY landlords
- 24/7 customer support through phone and online
Cons
- Tenants have to pay for it
- Limited advanced features
Many rental property management software platforms offer free trials, however frequently these are only available for a small number of units or for a short amount of time. This is not the case with TurboTenant, which will continue to be completely free regardless of how many units you oversee. While many free rental property management software platforms fall short in many ways, TurboTenant has a user-friendly interface and is easy to set up.
TurboTenant is free for landlords, but tenants must pay $55 for application and screening, 3.49% for credit card rent payments, and as little as $8 per month for optional renters insurance. Some optional services, such state-specific lease agreements for $39, an infinite number of electronic signatures for $9, and 32 standard landlord forms for $145, are available to landlords for a one-time cost.
Landlords may handle applications and assess tenants online with the help of TurboTenant’s services, which also include making specific listing pages and sending bulk tenant messages from a single inbox. Landlords may market a vacant home on various platforms with a single click by integrating with Facebook Marketplace, Realtor.com, Rent.com, Apartment List, RentPath, and other rental listing websites.
After that, you may use TransUnion to check potential tenants, use the platform to send and sign all papers, and submit payment and maintenance requests online. ACH payments are free, however credit card payments have a cost of 3.49%.
Although it is a free, cloud-based platform, Forbes and Inc.com have both featured and complimented it. Since TurboTenant’s launch in 2015, the dependability and assistance offered by their online tools have been demonstrated and endorsed by the over 400,000 landlords who use their program.
AppFolio
Landlords with big rental portfolios frequently choose AppFolio, which provides the most cutting-edge capabilities for remote control of your units as well as additional assistance and resources to help you expand and run your business more effectively.
Pros
- Plans for residential landlords, community associations, and commercial real estate landlords
- Supports all types of units
- Has a mobile app
Cons
- Has a minimum monthly fee
- Not fit for a small number of properties
AppFolio has created a wide range of capabilities for landlords who need to run and expand their businesses remotely in addition to supporting all unit kinds, earning it our top pick for the greatest advanced features.
For residential landlords, AppFolio offers two alternative plan tiers, in addition to plans for community associations and commercial landlords. There is a per-unit price for the plans, but there is a minimum. The monthly minimum for residential landlords for the core plan is $280.
Propertyware
Propertyware has established itself as our top single-family rental property management software because it was created with landlords of single-family houses in mind.
Pros
- Manage large portfolios
- Has a mobile app
- Multiple pricing tiers
Cons
- Some customer support complaints
- Fit only for large portfolios
Propertyware, which focuses on managing single-family homes, is the ideal option because it is straightforward to use and lacks the sophisticated features that commercial management software can have. Propertyware’s administration tools will be useful to you, especially if you rent out just one or two houses. It includes online rent collecting, accounting, maintenance requests, marketing for vacant properties with leasing agents, marketing with listing syndication, tenant screening services, lead tracking and follow-up, and a gateway for vendors. It also offers everything a landlord could possibly need.
Currently, Propertyware has three pricing tiers: Basic, Plus, and Premium, with prices per unit starting at $1, $1.50, and $2, respectively. You may manage the properties with owner and tenant portals, run reports, market your job openings, and streamline maintenance work orders, accounting, tenant screening, and rent payments with the Basic plan. Conveniences like two-way texting, eSignatures, and inspections are added by the Plus package. You can add portals for your vendors and manage your maintenance projects when you are at the Premium level. This program is suitable for managers of at least 250 houses because each corresponding tier has a minimum monthly fee of $250, $350, and $450.
DocuSign integrations are available for efficiency, however Propertyware decided against integrating with third-party applications for marketing, lead generation, and tenant screening.
SimplifyEm
SimplifyEm, created by real estate experts, is the best option for landlords who need assistance managing a few properties but don’t want to pay the exorbitant cost of other software solutions. It strikes the optimal mix between price and features.
Pros
- Supports one to 2,000 units
- Designed by real estate professionals
- Has advanced features
Cons
- If you have more than 2,000 units, the platform can’t grow with your portfolio
The greatest fit for SimplifyEm is a small portfolio of properties since, if you start out with less than 10 properties, you can keep your costs as low as $25 per month. SimplifyEm supports any number of units from one to 2,000.
Starting at $25 per month for 10 units, the cost. Afterwards, the price is $35 for 20 units and $45 for 30 units. It costs $60 at 50 units, $75 at 75 units, and $100 at 100 units. You are not required to input a credit card when setting up a free 15-day trial account. To manage this platform, no specialized professional is needed. Regardless of experience, independent property owners should find this simple.
Each package comes with email and phone support, tracking of expenses and income, reports on tenant and lease management, renters insurance, and more.
With SimplifyEm, landlords can manage their rental properties quickly and easily while also saving time and money. It enables users to keep tabs on their earnings and outgoings, collect rent and rental application information online, screen potential tenants, produce and review owner reports, keep track of maintenance requests, save documents, and automate repetitive chores. Due to its cloud-based nature, you can start using it right away.
MRI Software
With features not found in competitors’ programs, such as investment management, strategic planning & analysis, lease abstraction, space management, and affordable and public housing compliance, MRI Software receives our highest recommendation for managing commercial properties like apartment communities.
Pros
- Multiple advanced features included
- Reliable company with a long history
- Easy to use
Cons
- You need to contact the company to get a price quote
The financial complexity of commercial properties is higher, and the investors who hold them have various information needs for their assets, such as investment management reports and strategic planning and analysis. The best rental property management software for commercial properties is MRI Software because it was created from the ground up to fulfill these demands.
MRI Software supports both commercial and residential properties, however due to the way its features are built, it is more appropriate for the commercial sector or companies with substantial residential property holdings. Simply said, a smaller residential landlord would pay for too many items they would never utilize. It can be installed or purchased as Software as a Service and is best suited for managing bigger property portfolios (SaaS).
MRI Software doesn’t have set pricing tiers because it offers a wide range of services for various clientele kinds; instead, it customizes the cost to each client’s requirements. Users can thus decide what services they want to include in their package and whether they require all of the services offered, such as online rent collection, lease templates, integrated accounting, maintenance requests, tenant screening insurances, multifamily insurance, resident communication, investor relations, rent and vacancy tracking, manager compliance, and credit risk management, or just some of them.
There is no free trial and you must call them for a quote so they may speak with you over the phone and find out exactly how you want to utilize the software. Despite the lengthy process—which sets it apart from rivals who merely post their prices online—many commercial property managers and owners have regarded MRI as a fair value for the price they were privately priced on Getapp.com and Software Advice.
Yardi Breeze
Due to the extra features it offers, Yardi Breeze has distinguished itself as a leader in the provision of cloud-based rental property management software services.
Pros
- Unique features
- Free training and customer support
Cons
- There is no mobile app
- A few customer service complaints
Yardi Breeze is the best option for you if you want to have access to cutting-edge features that make using your cloud-based property management software easier.
Yardi Breeze has no startup fees, and with the less expensive residential plan, each additional unit is $1 per month. Considering all the features it offers, this property management software is quite economical. If you own residential properties, you must spend at least $100 monthly ($1 per unit), and if you own commercial properties, you must spend at least $200 ($2 per unit). Additionally, there is a second residential package called Breeze Premier, which has a $400 minimum and costs $2 per unit per month.
Online rent collecting, rental applications, templates and addendums, maintenance requests, automated marketing, activity calendars with tasks, renters insurance, tenant communication options, workflow sheets, and outsourcing payments are among the features. With only a few web clicks, customers can manage their homes, tenants, and finances. However, Yardi Breeze stands out due to its special function that enables users to capture images immediately from a smart device and add them to a maintenance request made on an internet platform.
Conclusion
Why should you choose a cloud-based property management software? Well, are you concerned about the safety of your tenants, who use the property leasing software installed on your laptop? Or do you want to keep track of your company’s profitability and overall performance? Are there times when you’d like to check if your condo has just been rented out and who are the tenants moving in? If so, then a cloud-based property management solution is what you need.