Introduction
Managing rental properties doesn’t have to be expensive. In this guide, we’ll cover the best free property management software options for small landlords in 2025.
What is Property Management Software?
Property management software helps landlords:
- Track rent payments
- Manage expenses
- Store lease documents
- Automate reminders
- Generate tax reports
Top Free Options for Small Landlords
1. RoomUnicorn
RoomUnicorn offers a free forever plan and affordable upgrades:
Free Plan:
- 1 property, 5 transactions/month
- Schedule E preview (watermarked)
- Basic expense tracking with IRS categories
Pro Plan ($9.99/month):
- Up to 10 properties
- Full Schedule E & 1099-NEC reports
- Unlimited expense tracking
Premium Plan ($29.99/month):
- Up to 50 properties
- Automated rent collection (ACH + card)
- Automated late fees with grace periods
- Lease management & renewal reminders
2. TurboTenant
TurboTenant is free for landlords (charges tenants fees).
Pros:
- Truly free for landlords
- Good tenant screening
Cons:
- Limited tax reporting
- No automated late fees
- Basic expense tracking
3. Avail (now Apartments.com)
Free tier available with limited features.
How to Choose the Right Software
Consider these factors:
- Number of properties - Some tools charge per unit
- Tax reporting needs - Do you need Schedule E?
- Automation - Do you want automated rent reminders?
- Payment processing - Who pays the fees?
Conclusion
For small landlords (1-50 properties), RoomUnicorn offers the best value with a free plan to start and affordable upgrades. Unlike competitors, you get full Schedule E & 1099-NEC tax reports starting at just $9.99/month for up to 10 properties.
Start free, upgrade when you need more:
- 1 property? Use the free plan forever
- 2-10 properties? $9.99/month Pro plan
- 11-50 properties? $29.99/month Premium plan