Best Self Storage Software of 2026

Here's what we'll cover:

What is self storage software?

Features of self storage software

Benefits of using self storage software

Current challenges of self storage software

How to choose the best self storage software for your needs

Self storage software essentials

Self storage software helps self storage facility owners automate various tasks, including unit rentals, tenant management, billing, and payment processing. It uses a centralized database to store and manage all information related to units, tenants, and transactions. 

To highlight the demand for self storage software, out of the 6,774 conversations that happened with property management software buyers, approximately 12% specifically focused on self storage software.

Self storage software is typically used by facility owners and managers, administrative staff, marketing teams, and maintenance staff. These users leverage the software to simplify operations, manage customer interactions, handle financial transactions, and efficiently maintain facility upkeep.

Most self storage solutions are priced on a per-month basis. Entry-level plans of these tools cost an average of $126 per month and support basic payment processing, tenant portals, and reporting. Mid-tier plans cost an average of $231 per month and include automated billing, online booking, and multi-user access. High-end plans cost an average of $295 per month and include additional features, such as automated workflows, third-party integrations, and premium support. [1]

If you’re purchasing a self service tool for the first time, assess your needs to find the right tool. Consider asking your software vendor the following questions to increase your chances of finding it:

• What type of data security features does the tool have?

• What type of payment options does the tool support?

• Does the tool support multiple self storage locations?

With several different vendors, choosing the right option can be daunting. In this guide, you’ll learn about the essential components of self service software and get step-by-step guidance on how to choose the right solution. We’ll also tap into the expertise of our experienced self storage advisor, Alex Ynfante, who has been leading buyers to the right software for over two years. If you’d prefer to chat with our experienced software advisors, schedule a call or start a chat with us.

What is self storage software?

Self storage software helps self storage facility owners automate various tasks, including unit rentals, tenant management, billing, and payment processing. It uses a centralized database to store and manage all information related to units, tenants, and transactions. When a customer makes a reservation, the software updates the inventory in real time, showing available units and blocking them upon rental. 

With automated billing and payment features, self storage tools generate invoices and process payments securely through integrated payment gateways. The software also supports tenant management by storing lease agreements, sending automated payment reminders, and enabling communication through email or SMS.

Types of buyers by number of property units, Source

To give you an idea of the market, we have over 30 different self storage software vendors on our site, and we have published more than 600 reviews for self storage software products in the past year. Of the 6,774 conversations that happened with property management software buyers, approximately 12% were about self storage software.

Features of self storage software

When comparing self storage software, it's crucial to understand the full range of functionalities to help you choose the best fit for your needs. Based on the observations of Alex Ynfante, a software advisor specializing in property management solutions, many buyers mistakenly believe that self storage software handles just basic tasks such as payment collections and late fee management.

He emphasizes that these buyers often overlook the software's broader capabilities, which can significantly enhance operational efficiency. Recognizing these advanced features can help buyers make a more informed decision, ultimately leading to better storage facility management outcomes.

To help you better evaluate the available software options, here are some key self storage software features to should look for:

• Online payment: Allows tenants to conveniently pay their rent via a payment gateway using credit cards, bank transfers, or other digital methods. They also have the option to set up automatic payments or pay on-demand, simplifying the process for both parties. It’s important to note that 86% of software reviewers consider online payment functionality critical.

• Lease management: Automates and organizes the entire lease process by digitally storing lease agreements, tracking lease durations, and sending automated renewal reminders to both owners and tenants. It also facilitates electronic signatures, helping to reduce paperwork. 81% of software reviewers recognize the importance of lease management in ensuring efficient operations.

• Tenant tracking: Aids facility owners to monitor tenant activities and manage tenant information by maintaining a comprehensive database of tenant details, rental history, and payment records, all accessible from a centralized dashboard. It automatically updates tenant statuses, such as move-ins, move-outs, and overdue payments, ensuring real-time accuracy. This feature is crucial, with 79% of software reviewers highlighting its importance for effective management.

For more information on self storage-specific features and recommendations, feel free to schedule an appointment with Ynfante or one of their colleagues.

Benefits of using self storage software

Self storage software offers several advantages that simplify managing storage units. These are:

• Supports real-time monitoring: Self storage software enables you to monitor your facility in real time, providing instant updates on unit availability, tenant activities, and payment status. This allows you to make informed decisions quickly, such as when to follow up on overdue payments or which units are ready for rent. Having real-time visibility into your operations empowers you to respond promptly to any issues, improving overall efficiency and ensuring that your facility runs smoothly.

• Centralizes data: With self storage software, all your critical data—tenant information, payment records, lease agreements, and unit details—are centralized in one secure system. This eliminates the need to manage multiple spreadsheets or physical files, making it easier to access and update information whenever needed. Centralizing data not only simplifies operations but also enhances data security, ensuring all sensitive information is well-organized and protected from unauthorized access.

• Automates manual processes: Self storage software automates many of the manual tasks that can slow down your operations, such as billing, sending payment reminders, and updating lease information. This automation reduces the risk of human error, saves time, and allows you to focus on more strategic aspects of your business. Eliminating repetitive manual work permits you to improve operational efficiency and provide a more seamless experience for your tenants.

Current challenges of self storage software

In his conversations with self storage software buyers, Ynfante noticed that buyers express communication challenges with their tenants. He mentioned, “[self storage] is not traditional property management with someone living there.” He further added “if a tenant is actually living in the property, it's much easier to just reach out to them or kind of go to the property and talk to them if needed.”

This option isn’t available in self storage facilities, making it difficult for self storage managers to connect with their tenants. This challenge further leads to:

• Inefficient payment collection: Managing payments manually can lead to errors, late payments, and cash flow disruptions. Self storage software addresses this by automating the entire payment process—from generating invoices to sending reminders and processing online payments. This automation ensures that payments are collected on time, reduces the risk of missed payments, and minimizes the administrative burden on you.

• Time-consuming manual processes: Handling tasks such as updating leases, tracking tenant information, and managing unit availability manually can consume a lot of time and lead to errors. Self storage software automates these routine processes, freeing up your time and reducing the chances of mistakes. With automated workflows, you can focus on more strategic aspects of your business, rather than getting bogged down by repetitive tasks. 

• Lack of operational insights: Without real-time data, it’s challenging to make informed decisions about your facility’s operations. Self storage software solves this by providing you with real-time insights into unit availability, tenant status, and payment history. With centralized dashboards and reporting tools, you can quickly assess how your facility is performing and identify any issues that need attention. This improved visibility helps you make data-driven decisions, optimize operations, and respond promptly to any problems.

How to choose the best self storage software for your needs

Choosing the right self storage software involves a systematic approach to ensure it meets your operational needs. Here’s a five-step process that you can follow:

Step 1: Identify your requirements

Reason for switching to property management software, Source

Start by evaluating your self storage facility's specific challenges and operational goals. Consider factors such as the size of your facility, the number of tenants, and the complexity of your operations. Make sure to assess if you need basic features (payment processing, tenant tracking, etc.) or more advanced tools (multi-location management and security integrations).

Understanding your priorities will help you narrow down your options and select software that aligns with your business needs, ensuring that the tool you choose will effectively address your pain points and support your growth.

Step 2: Evaluate the cost of different tools

Average per user, per month cost of property management tools, Source

The cost of a self storage solution depends on various factors, including the number of software users, features included, number of units managed, integrations required, and data migration needs. Most self storage solutions are priced on a per-month basis. 

• Entry-level plans cost an average of $126 per month. These plans are suitable for smaller self storage facilities with basic needs, such as payment processing, tenant portal, and reporting. 

• Mid-tier plans cost an average of $231 per month and include advanced features, such as automated billing, online booking, and multi-user access. These plans are suitable for self storage managers that have outgrown entry-level tools but don’t require the full range of functionality offered by enterprise-level systems.

• High-end plans cost an average of $296 per month and include additional features, such as automated workflows, third-party integrations, and premium support. These plans suit larger self-storage facilities with complex needs.

Step 3: Shortlist self storage tools

There are several self storage tools available on the market and finding the one right for you can be quite a task. Fortunately, here are a couple of resources that can help you make a confident decision.

Get help from a qualified self storage advisor

At Software Advice, our advisors like Ynfante have experience helping hundreds of self storage providers identify solutions that match their needs and budgets.

If you need guidance, you can talk to a specialized advisor on Software Advice and get tailored recommendations about the best self storage software for your needs.

Explore our list of self storage software

Alternatively, visit our self storage software directory page to explore the top options available on the market. This will give you a clear understanding of the features and benefits each tool offers, enabling you to make a more informed and confident purchase decision.

Step 4: Ask software vendor questions

In the conversations with several software buyers, Ynfante noticed common misconceptions self storage software buyers have. These buyers had doubts about the tool’s affordability, user-friendliness, and overall functionality. Many also believed that self storage tools are for larger facilities. 

These misconceptions highlight the importance of asking software vendors questions to understand whether a tool is appropriate for their specific operational needs. Here are some questions that you can ask your software vendor:

What type of data security features does the tool have?

Data security features in self storage software ensure sensitive tenant information, financial records, and operational data are protected from breaches and unauthorized access. Robust security measures, such as encryption, secure payment processing, and access controls, are crucial for maintaining trust, complying with regulations, and preventing costly data breaches. Understanding these features helps you choose software that safeguards your business and customer information effectively.

What type of payment options does the tool support?

Diverse options, such as credit cards, bank transfers, and digital wallets, enhance convenience for tenants and improve on-time payments. Understanding payment options also helps you choose software that integrates seamlessly with your existing systems and supports automated billing, reducing administrative workload.

Does the tool support multiple self storage locations?

Option to manage multiple self storage locations allows you to track occupancy, payments, and tenant data for each location from a single platform. Understanding this capability helps you choose software that scales with your business, improves efficiency, and provides a consistent experience across all sites.

More resources for your self storage journey

• The Ultimate Guide to Tenant Satisfaction Surveys

• 3 Types of Bad Tenants—and How to Avoid Them

• 6 Lease Amendments to Make Airbnb Work for You

About our contributors

Author

Preksha Buttan is a writer at Software Advice. She provides insights to help small businesses identify the right software for their needs by analyzing more than 550,000 Software Advice user reviews and nearly 48,000 interactions between Software Advice software advisors and buyers. 

Prior to joining Software Advice, she covered topics related to the medical and automotive industries.

Editor

Parul Sharma is a content editor at Software Advice with expertise in curating content for various niches, including SaaS, digital marketing, and search engine optimization. With over half a decade of experience in content writing and editing, Parul has the expertise to simplify complex terms into engaging, valuable content for targeted audiences. She completed her graduation and post-graduation in English literature from Delhi University and was awarded the Dr. Asha Sahni Memorial Award for being the highest scorer in her graduating class.

Parul has contributed to the news, lifestyle, education, and health verticle of DNA India, India’s premier media channel. Outside of work, she can be found curating healthy recipes, coloring in mandala books, and spending quality time with her family.

Advisor

Alex Ynfante is a software advisor. He joined Software Advice in 2022, and he is based in Austin, TX.

Alex works directly with small businesses leaders to connect them with best fit software providers. He assesses the technology needs of small businesses seeking CRM and property management software through one-to-one conversations and provides a short list of potential matches. His favorite part of being a software advisor is navigating the tough software landscape with buyers and providing them genuinely valuable insights.

With a background in the sales and service industries, Alex holds a bachelor’s degree in Communications and is currently pursuing a business degree.

Sources

1. Software Advice software pricing data: Only products with publicly available pricing information and qualified software products within the category, as of September 4, 2024, are included in the pricing analysis.

2. Software Advice advisor call notes: Findings are based on data from telephonic conversations that Software Advice’s advisor team had with small-to-midsize businesses seeking ophthalmologic tools. For this report, we analyzed phone interactions from August 1, 2022, to August 1, 2024. Read the complete methodology.