Finding software can be overwhelming. Software Advice has helped thousands of property managers choose the right property management software so they can track tenants and payments.
Property Management Software
93 systems found
Property Management Quick Summary
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.
Benefits of Property Management Software
Property management software applications can lead to several key benefits, including:
Tenant and lease tracking. Helps managers perform two important functions: keep track of tenant details, such as rent payments or contact information, and lease dates. Lease tracking can also automate the leasing process from prospect to move-out.
Maintenance management. It's critical that property managers keep buildings and utilities in operating condition so tenants find value and comfort in their homes. With this application, residents can submit work orders and managers can assign work and track schedules so that important maintenance tasks are completed in a timely fashion.
Accounting. Assists with tracking rent payments, includes a general ledger and can generate reports to visualize the financial health of your properties.
Tenant portal. An online portal allows your tenants to pay rent, make maintenance requests and communicate with landlords at any time. This portal can also send alerts and notifications about upcoming rent dates or important messages from managers to residents.
Competitive Advantages of Using Property Management Software
Whether you manage a single apartment complex or dozens of commercial facilities, property management software can provide the functionality needed to handle daily tasks, letting you focus on your business in other ways:
Grow your business. Automation gained from software allows property managers to spend more time marketing their properties and managing applicants to find the best residents or renters. Marketing tools give you the ability to quickly post vacancies to various sites, like Craigslist or Apartments.com, with just a few clicks.
Offer increased convenience. With an online tenant portal, residents can pay rent any time of day, which adds convenience for them and makes collecting rent easier for you. In addition, a portal opens a line of communication among tenants and office and maintenance staff, so everyone can be quickly notified about important announcements.
Gain financial oversight. Reporting and analytics tools help you gather your financial, tenant or marketing data to identify trends that could be harming your business or opportunities to make improvements.
Businesses Sizes Using Property Management Software
Property managers have different requirements based on their portfolio size and type. Modern software offers functionality to help any type:
Single and multi-family buyers. Perhaps the most common type of property management, these buyers enjoy a wide selection of systems that help manage apartments, condos or houses, including core functionality of accounting and tenant tracking along with portals and vacancy marketing.
Niche-segment buyers. While most property management systems feature the same core functions, many focus on certain property segments:
HOA management software offers additional features to track meeting minutes, bylaws and elections necessary to operate an association.
Affordable housing software includes functionality to manage funding programs, track compliance and generate audit reports.
Vacation rental property software focuses on online booking management and marketing features to give owners a wider reach for potential renters.
Enterprise level buyers. Those who manage several properties across a commercial enterprise can opt for a system that shows an overview of their entire portfolio.
Additional Software Property Managers May Need
Modern property management software helps handle virtually any day-to-day task, but depending on your specific needs, you may want to integrate with other systems:
Marketing automation: Some property managers with large portfolios may need some extra help advertising their rentals. Marketing software can help you manage email, social media or text campaigns to reach a wide swath of potential tenants.
Maintenance management software: Residents deserve functional, clean properties, and managers may need more robust work order systems to tackle the volume of daily maintenance requests.
Property management accounting software: Helps landlords track rent payments, maintenance and inventory costs and create forecasts and budgets to gain an overview of financial health and maximize profits.
Rental property management software: Helps owners automate recurring tasks, such as collecting rent and generating financial reports, and handle maintenance requests remotely to manage a portfolio of properties.
Apartment management software: Includes core accounting and tenant and lease tracking functionality with additional online listing management tools, and a tenant portal to streamline rent collection.
A List of Common Property Management Features
When comparing property management software, it's important to understand the functionality included in each. The most common functions of these systems are listed in the table below:
Feature Details and Examples
Accounting: Accounting features in property management systems work much like financial accounting in other systems: they help keep your numbers accurate and up-to-date, with a general ledger, forecasts and dashboards offering a holistic view of expenses and profits. Generate reports can be used to present to stakeholders and to identify trends or opportunities.
Accounting summary in Buildium
Tenant & lease tracking: This feature is the core of any property management system, as it helps organize and track all important information about your residents and their lease agreements. This may include: past due payments, crucial lease dates, contact information and more. Most systems also offer tenant screening tools as a part of tenant tracking.
A tenant profile in MRI Residential Management
Budgeting & forecasting: These features deliver value to property managers by centralizing all current financial information and historical lease details to produce accurate projections and forecast future costs. Reporting features can be used to generate customizable reports to easily share information with stakeholders.
Various types of reporting options in Rentec Direct
Building maintenance: Maintenance management functionality allows both residents and staff to submit, track and assign work orders for any type of request, from structural issues to pest problems, through an online portal. Many systems can automatically assign tasks to maintenance workers to ensure a quick response.
Hemlane's maintenance request dashboard
Tenant portal: As mentioned above, an online portal offers residents various ways to communicate with landlords or office staff, accessible at any time of the day. Tenants can update contact information, pay rent and other fees, submit maintenance requests, view lease documents and communicate with office staff.
A resident profile in the tenant portal from Propertyware
The Property Management Software Features You Really Need
Property management software is often flexible enough to match your specific needs and scale with your business growth. However, there are some crucial applications for certain types or stages of property management:
How Property Management Software Is Priced and Hosted
Typically, property management software pricing is based on a few key factors:
How many units do you manage?
How many applications do you need?
How do you want the system deployed?
Vendors most often charge per unit, per month—but be aware that many have minimum monthly costs no matter how large your portfolio. Other costs may include implementation, support fees or hardware expenses.
In addition, costs may differ for on-premise or cloud-based deployments; cloud-based software is generally a smaller investment up-front.
What Businesses Typically Budget for Property Management Software
When we look at how much companies are prepared to spend on property management software per month, the numbers vary. We see a couple concentrations of buyers:
A combined 48 percent expect to pay between $10 and $75 per month—the vast majority of these buyers manage apartments or single-family properties.
A combined 40 percent expect to pay at least $151 per month—these buyers are generally commercial, retail, self-storage and other mixed-portfolio managers.
(Note that these prices do not include any potential up-front fees, such as installation and training.)
Budget for Property Management Software
A resident profile in the tenant portal from Propertyware
Hidden Costs of Property Management Software
Property management software has a relatively simple pricing structure, but some solutions include costs that you may not have anticipated. In addition to the monthly fee per unit, consider these other common costs:
Add-on modules that may not be automatically included in the plan you chose
Implementation services or fees for the vendor to help set up the software for success
Training options to help your team use the system effectively
Access to an API to further customize the software to meet your needs
What Are the Key Functions of Property Management Software?
As mentioned above, property management software offers several benefits:
Tenant and lease tracking. Manage tenant contact information, lease details and important notifications to avoid late payments or move-out dates.
Maintenance management. Submit, assign and track work requests, from staff or residents, and close out work orders to ensure important tasks are completed in a timely manner.
Accounting. Track all your financial records, from rent payments to expenses, and generate reports to get an overview of operations.
Tenant portal. Open a communication channel among landlords, staff and residents online, where users can make work requests, pay rent or post to a message board.
What Questions Should I Ask Vendors When Evaluating Property Management Products?
When seeking information about property management software, you should ask a few questions to make sure it's the right fit for your needs. These include:
What parts of the software do users most frequently report problems with?
While you should pay attention to what vendors are excited to share about their system, be sure to ask about common pain points for customers and which features typically take the most time to master.
What are the additional required costs for the software?
Aside from monthly subscription costs, you should get an idea about additional costs for other services or hardware—training and implementation are common up-front costs to consider.
Can you customize the system to meet my specific needs?
Most vendors are flexible enough to customize their software by adding new fields for tenant information or combining a specific set of features for you.
How Can Property Management Software Help Me With Marketing?
Marketing your vacancies and conveying quality in the photos and text you post can be a time-consuming challenge for property managers. Modern property management systems offer functionality to help with website and vacancy management, with features for branding, search engine optimization help, social media integration and full marketing campaign management.
Check out this example of how software helps you market properties and find tenants in the busy summer months.
Can Property Management Software Help Me Find High-Quality Tenants?
A major feature of most modern property management solutions is tenant screening tools, which allow you to screen for credit, eviction and criminal records much more quickly than manual methods. Screen with accuracy to avoid bad tenants so you can spend more time showing off your amenities.
What Are Some Drawbacks I Should Watch Out For?
Property management software won't immediately solve your operational challenges, but it can significantly streamline your more tedious daily tasks.
As with any software investment, it's important to have a clear goal in mind for the system—maybe you need to automate rent collections or make it simpler for residents to make maintenance requests. A clear objective will help your company determine the exact functionality needed to reach it.
Tips & Tools
Build a Business Case for Property Management Software
Sometimes it's difficult to get your management to sign off on a new investment like software. But there are a few key property management software benefits that could help you get buy-in from your team:
Faster lease signing. Automated vacancy postings and screening tools streamline the application process so that you find the best tenants and can have them sign leases quickly.
Automation facilitates communication. Software provides a tenant portal that connects residents and landlords to conveniently email each other about important information so that managers can focus on improving the business.
Financial tools handle tedious tasks. Property management software has industry-specific tools to calculate common area maintenance (CAM) reconciliation or automate late fees.
Here are some recent articles about property management software you should check out:
Recent Events in the Property Management Market
Here are some important recent events concerning the property management industry:
As homeownership rises, rental affordability improves in 2017. The 2016 Zillow Home Price Expectations Survey shows that homeownership will reverse from its historic low in 2016 and begin trending upward, as millennials prepare to buy. An anticipated effect of this trend is a damper on the growth of renters and cheaper rental rates overall.
AssetEye assists multi-property professionals. RealPage acquired AssetEye Inc. in 2016 to offer their solution for data aggregation, reporting and collaboration, which extends the scope of RealPage's software. This acquisition allows the company's cloud-based solution to cover other property types, such as hospitality, commercial, multi and single-family, senior living and student housing.
Use trending colors to make rentals pop. Adding bursts of bold colors in apartments can impact the mood and behavior of renters. So whether you follow the suggestions of Pantone with its color of 2017, Greenery, or personalize the hue to your renter demographic, consider how colors can potentially turn prospects into renters.
FrontRunners® for Residential Property Management, March 2018
- AppFolio Property Manager
- Yardi Voyager
- Rent Manager
- Property Vista
- Rentec Direct
- MRI Residential Management
- Axxerion Property Management
- Property Matrix
- Tenant File Property Management Software
- SimplifyEm Property Management Software
- Total Management
- MRI Bostonpost
- Budgetrac Property Management
- Quicken Rental Property Manager
What Is the FrontRunners Quadrant?
A Graphic of the Top-Performing Residential Property Management Products
FrontRunners quadrants highlight the top software products for North American small businesses. All products in the quadrant are top performers. Small businesses can use FrontRunners to make more informed decisions about what software is right for them.
To create this quadrant, we evaluated over 198 Residential Property Management products. Those with the top scores for their capability and value made the quadrant.
Scores are based largely on reviews from real software users, along with other product performance details (e.g., what features they offer, how many customers they have).
Is One Quadrant Better Than the Others?
Nope, Products in Any Quadrant May Fit Your Needs
Every product in this quadrant offers a balance of capability (how much the products can do) and value (whether they’re worth their price/cost) that makes them stand out in the race for small business software success.
FrontRunners has four sub-quadrants:
- Upper Right = Leaders: Leaders are all-around strong products. They offer a wide range of functionality to a wide range of customers. These products are considered highly valuable by customers.
- Upper Left = Masters: Masters may focus more heavily on certain key features or market segments than Leaders do. If you need a more specialized set of functionality without bells and whistles, then a product in the Masters quadrant might be right for you.
- Lower Right = Pacesetters: Pacesetters may offer a strong set of features, but are not rated as highly on value. For example, a Pacesetter might offer greater functionality, but cost more.
- Lower Left = Contenders: Contenders may focus on a more specialized set of capabilities that are priced at a higher point. This makes them ideal for companies willing to pay more for specific features that meet their unique needs.
Depending on the specific needs of a software buyer, a product in any of these sub-quadrants could be a good fit.
Why? To even be considered for this FrontRunners, a product had to meet a minimum user rating score of 3.0 for both capability and value. This means that all products that qualify as FrontRunners are top-performing products in their market. They appear in the quadrant in relation to how their peers performed.
For some buyers, a specific FrontRunners sub-quadrant might be best. For example, managers of a homeowners’ association may focus on products in the left side of the quadrant that offer specialized HOA-specific functionality, such as administrative management features. On the other hand, managers of a small-to-medium apartment complex can find value in well-rounded products, which may be featured on the right side of the quadrant.
You can download the full FrontRunners for Property Management report here. It contains individual scorecards for each product on the Frontrunners quadrant.
How Are FrontRunners Products Selected?
Products Are Scored Based on User Reviews and Other Data
You can find the full FrontRunners methodology here, but the gist is that products are scored in two areas, Capability and Value.
To be considered at all, products must have at least 10 reviews and meet minimum user rating scores. They also have to offer a core set of functionality—for example, they must include core functionality to track tenant information and lease documents, as well as help manage, or fully automate, rent payment collections.
From there, user reviews and other product performance details, such as the product's customer base and the features it offers, dictate the Capability and Value scores. Capability is plotted on the x-axis, and Value is plotted on the y-axis.
Got It. But What if I Have More Questions?
Check Out Our Additional Resources!
For more information about FrontRunners, check out the following:
- Check out the FrontRunners frequently asked questions (FAQ) for more detailed answers and information about how it works.
- Check out the complete FrontRunners methodology to understand the scoring.
Have questions about how to choose the right product for you? You’re in luck! Every day, our team of advisors provides (free) customized shortlists of products to hundreds of small businesses.
- Simply take this short questionnaire to help us match you with products that meet your specific needs.
- Or, talk to one of our experienced software advisors about your needs—it’s quick, free, and there’s no-obligation—by calling (844) 687-6771.
One Last Thing—How Do I Reference FrontRunners?
Just Follow Our External Usage Guidelines
Check out the FrontRunners External Usage Guidelines when referencing FrontRunners content. Except in digital media with character limitations, the following disclaimer MUST appear with any/all FrontRunners reference(s) and graphic use:
FrontRunners scores and graphics are derived from individual end-user reviews based on their own experiences, vendor-supplied information and publicly available product information; they do not represent the views of Gartner or its affiliates.