Woman at computer desk

Property Management Software

Reviews, samples, and comparisons of the top property management software for landlords, owners and managers



Tenant File Property Management Software Tenant File
The Tenant File is a desktop-based software that has been a leader in property management software for over 15 years. While utilizing the power and speed of the desktop, it still has the abilities of web software, such as uploading rental features, emailing reports, and more. It can be used for either residential or light commercial property, apartments, Section 8 housing, small vacation rentals, or condos.

The Tenant File is a one-time purchase which includes 60 days of free phone support, and provides unlimited web support after that.
Rating: A
Promas Software logo Promas
Promas has a desktop version and a web-based version. In the web version, tenants have access to a web portal where they can access their accounts. Tenants can make electronic rental payments via Paylease. If the tenant chooses the Paylease option, the manager can access Paylease from within the product. It has nice word processing features and allows managers to either print or email work orders to vendors.

Promas has been around a long time and is full of many features other new programs don't offer.
Rating: A
Rent Manager logo Rent Manager
Rent Manager for landlords or property managers is for either residential or commercial rentals. It offers tenant and lease tracking, building management and and accounting features. There is both a desktop and web-based version available and comes in the Enterprise (large companies), Professional (small to midsize) and the Small Business version.

The focus of Rent Manager is for residential and commercial property not including condos, vacation rentals, H/O associations or Section 8 housing.
Rating: B+
Quicken logo Quicken Rental Property Manager
This Quicken offering is primarily designed for owners of their own rental property, not managers. It accepts both accrual and cash-based accounting, check writing and a mileage tracking utility. Quicken handles online backing activity making that chore much easier.

Quicken is suitable for an owner managing their own properties, and is simple to use, but not for professional managers.
Rating: B-
Buildium logo Buildium
Buildim is a web-based software primarily for small to medium sized property managers. There are several different version available including the the Property Manager Edition, Landlord Edition, and Associate Edition (for condo or HOA self-managed group).

The fee is based on the number of rental units that you are managing. Buildium has a 15-day trial period available.


Rating: B-
LandlordMax logo Landlord Max
LandlordMAX is a desktop rental management system that facilitates email support using Microsoft Outlook's email system. It includes work order processing but the check register is a separate option. It does not support networking. Landlord Max is easy to use and has been around for several years.
Rating: B



Feature Comparison

  Tenant File Promas Rent Manger Buildium Yardi Rentec Landord
1 coming soon coming soon coming soon coming soon coming soon coming soon coming soon



  • Desktop or Web-based?
  • How to Choose Software
Should you go with Desktop or Web-based property management software? Here are some things that you will hear from web-based companies, and whether they are true or not.

10 Misconceptions about Web Based Property Mgmt Software

SaaS, commonly known as ‘Software as a Service’ is usually a monthly fee. You are basically ‘renting’ the software.   Here is some information to help you decide what is right for you.

Myth #1: Only web-based systems handle online tenant services
This is not unique to web-based systems. Many desktop software programs now offer the ability to receive online rent payment and to post them into the software.

Myth #2: Improved record-keeping
Online software is inherently slower than desktop based software because the information is traveling back and forth from a distant server. Record keeping is more a function of the the abilities within the software.

Myth #3: Better security
With desktop software there is no ambiguit as to where your data is - you have it. Web-based software can have redundant backups, but could also leave your business stranded in case of a major failure.

Myth #4: You business will run more smoothly
The Internet is not 100 percent reliable. In case of a problem, your owners can't get paid, tenants can't pay rent, and things come to a halt.

Myth #5: More features such as website creation
While older desktop software cannot handle this, new ones can. This is where web-based software has an advantage, although many charge extra for this.

Myth #6: Owners can view accounting online
You may not always want you owners seeing what is posted to the program. Maybe you are running a little behind, or the tenant is, so be sure you really want this web-based feature or not.

Myth #7: Better pricing
Smaller monthly payments can turn into big expenses. A small property manager who is paying $20.00 monthly to the SaaS vendor is really paying $240.00 per year. In 3 years, they will have paid a whopping $960! Double or triple that amount for large managers. With desktop software it is a one-time tax deductable expense.

Myth #8: No need for training
Depends entirely on the easy of use within the product. Look for a time-tested alternative, good phone and web support, then test drive the product ahead of time.

Myth #9: It’s the newest trend
This is your business, so it is serious business. Web products are gaining ground, but you need to decide if this purchase is worth the risk.

Myth #10: Easier to use
You can only find our by doing your homework, asking around and testing several products. Most have free demos you can try for a while. If you get a difficult product, you'll spend time learning it yourself, and training others that use it.

How to choose the best software for your business

Managing rental property is a tough job and you certainly don't have the time to struggle with difficult to use property management software. This invites mistakes, and wastes your time and money having to constantly be on the computer instead of running your business. Make sure that your software will support networking and allow you to install on multiple computers at no extra cost. Your information on the screen should be easy to understand and easy to move from one owner, property, unit, or tenant to another. Many programs will have a handy 'tree' allow for quick switching from one to another. Lastly, choose a software that provide support in case you get stuck on something. A few software products offer a period of free phone support and web-based support as well. Be sure to download a trial and spend time working with the software before purchasing.