If you own between 1 and 10 rental properties, most property management software wasn't built for you.
The big platforms — AppFolio, Buildium, Propertyware — are designed for property management companies running hundreds of units. The pricing reflects that. You're looking at $69 to $200+ per month before you've even added your first tenant.
So what actually makes sense for a landlord with a handful of properties? Here's an honest breakdown.
What small landlords actually need
Before comparing tools, it's worth being clear on what the job actually is.
If you manage 1-10 properties yourself, you're not running a business with staff and workflows. You're trying to:
- Know when rent is due and whether it got paid
- Send reminders without doing it manually every month
- Keep documents somewhere organised
- Have something to hand your accountant in January
That's it. You don't need a CRM. You don't need maintenance ticketing. You need the boring stuff to happen automatically.
The options
Spreadsheets — Free
Still the most common "system" among small landlords. Works until it doesn't.
The problem isn't the spreadsheet itself — it's everything around it. You still have to remember to send reminders. You still have to chase payments manually. Nothing is automatic. As soon as you have more than 2-3 tenants, the cognitive load starts to add up.
Best for: landlords with 1 property and a very organised brain.
Leasily — Free until July 2026, then €9/mo
Built specifically for independent landlords managing a small portfolio. The core idea is that the boring stuff — reminders, payment tracking, document storage — should happen without you thinking about it.
What it does:
- Sends rent reminders automatically 3 days before due date, and again if overdue
- Tracks every payment across all your properties in one place
- Gives each tenant a private portal — they can see their balance, lease dates, and payment history without calling you
- Generates a PDF income report for tax season
- Works on mobile, no app install needed
It's currently free while the product is being built out with early users. After July 2026, the price locks in at €9/month for anyone who signs up now — no increases.
Best for: landlords with 1-20 properties who want the admin handled automatically.
Landlord Studio — From $12/mo
A solid option, particularly popular in the UK and Australia. Good mobile app, decent expense tracking. Gets expensive as you add units — pricing scales per property.
Best for: landlords who want a strong mobile-first experience and don't mind paying per unit.
TurboTenant — Free (US-focused)
Free for landlords but charges tenants fees for applications and payments. Heavy US focus — not ideal if you're based in Europe. Limited automation.
Best for: US-based landlords only.
AppFolio / Buildium — $69–200+/mo
Enterprise tools. Powerful but massively over-engineered for a small portfolio. Pricing doesn't make sense unless you're managing 50+ units professionally.
Best for: property management companies, not individual landlords.
The honest answer
If you're managing fewer than 20 properties yourself, you don't need enterprise software. You need something lightweight that handles reminders and tracking automatically so you can stop thinking about it.
The spreadsheet works until it costs you — a missed payment, a forgotten lease renewal, an hour reconstructing income figures for your accountant.
For most small landlords, the switch to dedicated software pays for itself the first month.