Managing properties is tough. I get it.
My parents own a mix of residential and commercial properties, and I've seen firsthand how chaotic things can get. From late-night maintenance calls to tracking endless paperwork and Excel sheets, the workload can pile up quickly.
That's why I decided to find them the best property management software to help them simplify their tasks and save time.
To figure out what works, I reached out to real estate professionals I know—property managers, owners, and landlords—to see what tools they rely on. What I quickly realized is that no single software fits everyone's needs perfectly.
Some property managers and landlords focus on tenant communication and maintenance management. Others, like me, who prioritize finances, look for features like rent roll reports, expense tracking, and integrated accounting systems. For those managing larger or more complex portfolios, it's all about organization and efficiency.
What stood out most in these conversations was this: choosing the right software is about finding one that matches your specific portfolio—whether it's residential, commercial, big, or small.
With these insights and my own experience, I set out to identify tools that strike the perfect balance between functionality, ease of use, and affordability. And now, I'm sharing everything I've learned to help you make a more informed decision.
In this article, I'll walk you through my top picks for the best property management software of 2025, break down the pros and cons, and help you figure out which one suits your property management needs best.
*These are the top-rated property management software in their category, according to G2 Grid Reports. Pricing for these products is available upon request, except for those for which I've already included the details. Some of them have additional onboarding prices and fees for certain add-on features.
To me, property management software is like having a personal assistant that takes care of the countless details involved in managing properties.
Having seen my parents manage their properties the old-school way with spreadsheets, paper trails, and endless phone calls, I knew there had to be a better solution. Property management software is that solution.
It helps me stay organized, reduces the chance of errors, and makes everything more efficient. I don't have to worry about missing a lease renewal or struggling to find important tenant information—it's all there, neatly sorted and accessible with a few clicks.
With a number of new products in the proptech space, finding the best property management software took time and effort. I started with G2 Grid reports to shortlist tools and tapped into insights from real estate professionals in my network to get a better understanding of what works in practice and what features really matter.
Armed with this information, I spent several weeks exploring these tools myself. I looked at their features, explored their interfaces, and noted how easy (or challenging) they were to use. To make sure I wasn't missing anything, I also analyzed G2 reviews, using AI to pick up recurring themes in user reviews. This gave me a fuller picture of how these tools perform for a variety of needs.
One thing to note: most of these tools offer demos rather than full access unless you commit to a paid plan. Even so, the demos provide enough functionality to get a clear sense of their value.
With all this research and hands-on testing, I developed a clear set of criteria to evaluate what truly makes the best property management software. Let me share the factors I prioritized.
When selecting the ideal property management software, I've discovered that not every tool is built the same. Drawing from my own experiences and extensive research, here are the main factors I considered to identify the top choices:
Using these factors, I tested over 25 tools and narrowed them down to 10 standout property management app. While they aren't perfect, checking every single box in my checklist, they each excel in key areas that make them worth considering.
The list below contains genuine user reviews from G2's property management software category page. To be included in the list, a tool must:
*This data was pulled from G2 in 2025. Some reviews may have been edited for clarity.
Entrata is one of those tools that seems to do it all, and after seeing it myself, I can see why so many property managers rely on it.
Entrata had every feature I could require for property management, from tenant screening and lease management to maintenance requests and financial reporting. I liked how it consolidates so many aspects of property management into one platform, saving me a lot of time as I don't have to hop between different tools.
I could see the interface, while feature-rich, is surprisingly intuitive, and I didn't find it too overwhelming to get started with.
What stood out to me the most was Entrata's reporting functionality. It offers detailed insights into finances, vacancies, and maintenance tasks, perfect for me to be updated on my portfolio.
Plus, I have found two of their app super handy. The first is Entrata Facilities, and it's honestly a lifesaver for maintenance teams. With this app, I can easily schedule recurring work orders for my team and perform inspections right from my phone. It's super convenient to walk around the property, jot down notes, or snap pictures of things that need attention on the spot.
The second app I love is the Resident Portal, which makes life easier for tenants. They can use it to pay rent, submit work orders, and even check out what's happening in the community—all from their phones.
The software runs pretty smoothly overall, with very little downtime. That said, I've noticed that during crunch times—like the close of financials or the start of a new month—the loading times can drag a bit. It's definitely frustrating when you're trying to manage multiple properties.
Another feature that impressed me was its Access Control. Entrata has partnered with various smart home providers to integrate smart lock technology, allowing property managers to efficiently control and monitor access to facilities. This can make resident's move in and move out process super-easy.
One thing I've noticed—and echoed by other Entrata users—is that updates and new releases can sometimes cause unexpected headaches. The settings are altered after an update, and there's usually no clear communication about how these changes might affect other parts of the system. It can be frustrating to suddenly find that something isn't working the way it used to, only to discover it's because of a change in the latest release.
Despite these issues, Entrata is robust property management software. I'd say it's best suited for property managers handling mid-to-large portfolios or those working in real estate full-time. It's especially valuable if you have a team where multiple roles—like property managers, leasing agents, and maintenance staff—need to work together on the same platform.
"The best thing about Entrata is it's very user-friendly and easy to use. The ability to create recurring invoice templates and use filters can definitely streamline administrative tasks and improve efficiency."
- Entrata Review, Devesh T, Accounts and Invoicing Executive.
"I don't like the constant updates and buffering times at the close of financials and the beginning of the month."
- Entrata Review, Chanice D, Business Owner.
AppFolio Property Manager earns its place on my list of top property management software for good reasons. After exploring its features and seeing how it works in practice, I found it to be a solid tool that can handle the many moving parts of property management.
In my opinion, AppFolio's core strength is its user-friendliness. I found it very easy to use and navigate. A further highlight for me was AppFolio's dedication to making sure users feel supported right from the start. Their extensive library of training videos made onboarding a breeze for me. I got comfortable with the platform in no time. It's clear they've put a lot of thought into making the learning process easier.
The most notable aspect for me was AppFolio's online tenant portal. It makes it super simple for tenants to pay rent, submit maintenance requests, and even access important documents—all from their phones or computers. This not only improves the tenant experience but also cuts down on the back-and-forth for me and my team.
What I also admire about AppFolio is its commitment to constantly improving the platform. They're always rolling out new integrations and updates that actually make a difference.
While I've had a generally positive experience with AppFolio, there are definitely a few areas where it can be better. The real pain point is the fees being imposed on owners and residents for online payments via their portal some time back. This has caused a lot of frustration, not just for tenants and owners but also for the property management teams. People are reverting to mailing payments, which has increased the workload unnecessarily.
I've also found myself wishing for a few features that would make a big difference. For instance, there's no way to send mass texts to tenants, which would be incredibly helpful when managing properties in multiple cities. Other quirks include a lack of automation in setting up recurring charges and late fee payments.
But these issues don't overshadow AppFolio's strengths. I'd recommend it without hesitation to property managers of small to large property management companies.
"I've been using AppFolio for property management since 2018, and I absolutely love it. It's incredibly organized and user-friendly, making everyday tasks so much easier to manage. One of the features I use the most is bulk emailing. It saves me so much time and keeps communication consistent with tenants and landlords.
The application screening process is a game changer. It speeds up the entire tenant onboarding process, helping me make faster and more informed decisions. Tenants also appreciate how easy it is to pay rent through AppFolio."
- AppFolio Review, MeeMee J, Real Estate Broker and Portfolio Manager.
"The main factor which lowers my likliness of recommending AF is the fact that fees are now being imposed on owners and residents for making payments online. This has created frustration with owners/residents and added work to our employees as many people are reverting back to mailing payments to our office."
- AppFolio Review, Beth H, Director of Property Management.
Now if you have been in the real estate industry for long, you probably know Yardi. It has been in the game for a long time, and their reputation in the property management world is strong from what I've heard. That's why I was curious to try out Yardi Breeze, which is fairly new.
While Yardi's legacy gives it a lot of credibility, Breeze feels like a light and more modern version of their traditional tools. I found it to be a fairly reliable tool for handling most property management tasks and aligning well with industry standards for property management software.
Adding properties, units, and tenants and setting up accounts in Yardi Breeze is a breeze (no pun intended), which is one of the reasons I like it. I really appreciated Yardi's customer support system too. I could easily get answers to any of my queries quickly, which is not the case for most other property management software.
I discovered Yardi Breeze also has some nice marketing and leasing tools. The built-in capabilities to list properties, process online applications, and even offer lease signing and rent collection through RentCafe are incredibly convenient.
While Yardi Breeze has a lot of impressive features, there are definitely a few areas where I found it lacking. Some advanced features feel a bit limited. For example, reporting tools, while functional, aren't as customizable as I'd like.
While the system offers a range of standard reports for property accounting purposes, I found the options to customize those reports pretty limited. In some instances, I had to rely on exporting data and manually adjusting it in spreadsheets, which added extra time and effort.
Mobile functionality is another area where I found some limitations. While the desktop version is good, the mobile app doesn't let me access everything I need, and it sometimes slows down or crashes too, which makes it difficult to work while on the go.
Despite the limitations, Yardi Breeze seems to hit the sweet spot for many small—to mid-sized businesses, in my opinion. If you're after a platform that keeps things simple, I'd say Yardi Breeze is definitely worth checking out.
"It is user-friendly. You can easily grasp how to do a process. My 10 property managers were able to dive right in when we upgraded from Genesis. It was a seamless transition.
As an accountant, using this software every day, it feels like an accountant has worked with the development team.
For the accounting features, it makes sense to me. Several other property management software are fully geared to property management and forget about the importance of a properly working accounting side. The chat feature is the best I've ever worked with. You don't have to go through a series of questions and banked answers before reaching a live person. And their support staff know what they're talking about. Refreshing!"
- Yardi Breeze Review, Nazarene C, Property Accountant.
"Yardi Breeze does not let dates overlap. Our property management company always has people breaking leases, and then we get new tenants. Breeze does not let the move-in/move-out dates overlap. So if someone breaks a lease, we have to change the lease end date to the actual date they moved out instead of getting to keep it the date that was stated in the lease.
Also, the CAM reconciliation is always wrong. I'm not sure how Breeze calculates it, but we always get a different total than Breeze, so we have to calculate adjustments. I used the chat option to talk to a Breeze representative about one of our shopping centers, and they fixed it for that center, but it took a long time.
- Yardi Breeze Review, Holly D, Property Manager.
Rent Manager has been around for a long time and is definitely a solid contender to other property management tools listed above. Right away, I could tell it was a platform built for people who like to dig into the details.
What sets it apart for me is the level of customization. Unlike many systems that function with rigid workflows, Rent Manager lets me tweak almost everything on my dashboard to fit my needs. Whether it's creating custom reports or setting up workflows that match the way my team operates, I felt like I was in control of the software, not the other way around.
Similar to Yardi Breeze, I like how Resident Manager handles marketing vacant units. Rent Manager lets me advertise properties directly from the platform, pushing listings to multiple websites at once. This saves a ton of time and ensures I'm getting maximum exposure for my vacancies without having to duplicate efforts across multiple platforms.
I also love its reporting functionalities. It lets me quickly generate financial reports, occupancy summaries, and maintenance histories all in one place. This has saved me so much time—I can pull up a detailed report in just a few minutes instead of manually gathering and compiling the information myself.
Also, Rent Manager has extensive integrations (160+) with other tools for resident screening, payments, and insurance, like Zego, Flex, and AmRent, which I found to be impressive.
Now, with all the great features Rent Manager offers came a pretty steep learning curve for me. Since there's a lot packed into the system, I had to spend some time trying to figure it all out to make it work for my needs. Without continuous training, we fail to use all of its features. Also, setting up the integrations is not as easy as it sounds. It's time-consuming and overwhelming at times.
Also, I have to admit the interface feels a little dated. It's functional, and everything works as it should, but compared to some of the newer property management tools out there, it doesn't have the most modern look. It's not a huge deal for me, but it does make the overall experience feel a bit less polished.
Having said that, Rent Manager is still an incredibly powerful tool that delivers where it counts. If you are someone like me who wants full control over the system I use, Rent Manager is ideal. It is a great fit, especially if you're managing mid-to-large portfolios of residential, commercial, or mixed-use properties.
"It is very easy to navigate and has many options to personalize to my preferences. The customer service is always 100%. The best of everything is that it is all in one program, from leasing and accounting to so much more.
I am in Rent Manager at least seven out of my eight-hour work day, and the ease of doing most of it from one place allows me to boost production. With the integration of my background company and online payment company, I've reduced my time by not having to go to multiple sites. No disappointments!"
- Rent Manager Review, Michelle E, Property Manager.
" It is very thorough and can be a bit complex for some users. To get the most out of it, you need to have at least one person on your team who is a power user."
- Rent Manager Review, Stephan K, President of a small business.
ResMan has been a refreshing addition to my property management toolkit. Compared to some of the other tools I've tried, the platform feels well-designed without the unnecessary complexity that can make some systems frustrating to navigate.
What I also love about ResMan is how it's designed with property managers and the onsite team in mind. For example, the leasing tools are excellent. The system makes it easy to track renewals, process applications, and communicate with prospective tenants, all in one place. It's clear they've thought through the workflow of a busy property manager, which I really appreciate.
Another highlight for me was ResMan's reporting feature. It comes with hundreds of pre-configured reports that feel like they were designed by people who truly understand property management.
I can run reports at the property, property group, or portfolio level and then drill down as much as I want to get the exact details I'm looking for. I also love how I can batch and schedule reports in bulk to share.
Customer support is another area where ResMan really stands out. Whenever I've had issues or questions, their team has been quick to respond and very helpful, which isn't always the case with tech support these days.
While ResMan has a lot going for it, I do have a couple of minor gripes. For one, it is difficult to tweak or customize reports. It's not a huge issue, but it's something I hope they improve on.
Another thing that could use some improvement is the property messaging function for text messaging. I've noticed that the character limit feels a little restrictive, especially when I'm trying to send out detailed messages to tenants. A bit more flexibility here would make communicating through the system much easier. These are small things, but they're areas where ResMan could definitely step up.
Even with these issues, ResMan still stands out as a great option for property management companies handling mid-to-large portfolios, especially those focused on residential properties, whether multifamily or affordable housing.
"I love how easy it is to find everything. Even when my company tells me to pull a report without direction on how to do it, I can easily figure out what they need and send it to them quickly."
- ResMan Review, Brittany S, Community Manager.
" I would like more characters in the property messaging function for text messaging."
- ResMan Review, Sherie W, Property Manager.
Innago caught my attention for one major reason—it's completely free to use. Honestly, I was intrigued by the idea of getting a rental property management tool without a subscription fee since most of tools came with a hefty tag.
After trying it out, I was pleasantly surprised by how much value it offers despite the zero-cost entry. Every feature that I saw in other tools, such as invoice automation, late fees, online leasing, document storage, financial tracking and reporting, maintenance work order tracking, and communication, was free of cost in Innago.
The only two charges I saw were for tenant screening and online rent payments charges vis ACH and credit card. What's most notable about this is that Innago also gives me the option to incur the charges themselves so that I don't frustrate my tenants. The transparency in these charges is what impressed me the most.
The ability to customize my lease and other documents and have them signed smoothly is really nice. I also like that they have a nice phone app for both landlord and tenant like Entrata. And their integration with Quickbooks is a life-saver to keep track of accounts.
Now, there were a few things in Innago that weren't up to the mark. I couldn't figure out how to set up short-term rent collecting. The only options are fixed leases or month-to-month. Also, I wish the lease editor was a little easier to use. I found it pretty tedious to get the formatting correct.
The mobile app isn't Innago's strongest feature. It feels more like a simplified version of the website rather than a fully functional app. It's not very user-friendly, and some key features I'd want access to while visiting a property or handling tasks on the go just aren't there. It gets the basics done, but it doesn't quite match the convenience and functionality I'd expect from a mobile app.
Also, while the reporting feature is functional, it's not as robust as some of the more expensive tools out there. I can pull basic reports, but it is limiting if I want customized insights.
However, these issues don't diminish Innago's usefulness. And honestly, given that the tool is practically free, it's a fantastic choice for independent landlords and people managing a smaller number of units.
"Innago is a lifesaver for managing my property in Cleveland, Ohio, as well as my ADU in Los Angeles, CA. The platform is easy to use, with everything I need, like tenant applications, lease agreements, and rent collection portal, all in one place. The automated reminders and payment tracking have made managing both properties effortless and efficient.
What I love most is that the app is completely free, making it a cost-effective solution for managing my properties. I've never even had to contact customer support because everything works so seamlessly. Innago has truly simplified being an on-the-go property manager, saving me time and reducing my stress. I'd highly recommend it to anyone looking for a straightforward, reliable property management tool."
- Innago Review, Clarissa S, Senior Project Manager.
" There are a few things that could be better. While the platform is generally user-friendly, the interface can feel a bit cluttered at times, making it harder to find specific features quickly. The mobile app is convenient but occasionally feels slower compared to the desktop version. I also wish the reporting features were more customizable, as I often need more detailed financial reports tailored to my needs."
- Innago Review, Chittal S, Director, Enterprise Project Management Office.
Want more free options? Explore my guide on top free property management software.
DoorLoop is one of the new entrants in the property management space, and it's already making a name for itself. I was curious to see how it stacks up against some of the more established tools out there, and I have to say, it holds pretty well.
One of the first things I noticed was how intuitive and flexible the platform is. Implementation was surprisingly smooth, and the system feels designed to adapt to the specific needs of property managers, regardless of portfolio size.
The knowledge base and customer support stand out as some of the best I've encountered. The knowledge base is incredibly thorough, offering step-by-step guidance for just about everything you'd want to do in the system. And if I ever needed clarification, the support team was quick to follow up and genuinely helpful. It's clear they prioritize making sure users are comfortable with the software before diving into the deep end.
Another area where DoorLoop shines is tenant onboarding. The tenant screening tool is a reliable way to vet potential renters quickly, and the system integrates this process seamlessly into the larger management workflow. Plus, the tenant and owner portals are easy to use, offering a simple way for property managers to handle reports and payments, maintenance requests, and communication with both tenants and owners.
I also liked that DoorLoop has secure data storage with 256-bit military-grade encryption.
That said, there are a few areas where DoorLoop could improve. While the accounting features are strong, they're not as comprehensive as I'd hoped. For example, everything is tied to individual units, which makes it difficult to track general operational income or expenses for the business as a whole. I've had to find workarounds for this.
Another downside is the pricing structure. While the base system is robust, some additional features, like e-signature requests, are charged separately. To better control costs, I would have preferred an all-inclusive pricing model or at least a pay-as-you-go option.
Still, DoorLoop has a lot going for it, especially for small to mid-sized property management businesses. Its ease of use, strong support, and features like cash payment options make it a standout choice.
"Doorloop is really great for keeping all of our tasks organized, including units, property information, repairs, and more. It's easy to upload photos and to keep track of work being done, which is very useful to me working as a property manager who manages roughly 200+ units on a daily basis.
I also like how I can have multiple logins and see who has done which work, as I have two assistants working with me and several other employees who also make changes. I recommend this software for anyone in property management who would like to keep everything organized and in one spot."
- DoorLoop Review, Mary S.
"The only downside for my curcumstances that I have found thus far is not having the ability to run my full business financials through DoorLoop. You can't track general operations expense/income through the financial system as everything is attached at the unit level.
I also wish they had an all-inclusive pricing structure instead of charging per signature request and text message sent. I would much prefer the option of a set cost for unlimited data usage or a pay-as-you-go plan."
- DoorLoop Review, Joel A, Property Manager and Administrator.
Buildium has carved out a solid reputation in the property management space, and I was curious to see if it lived up to the hype. After using it for a while, I can confidently say it's a robust platform that offers a lot of value. In my opinion, it's right there with AppFolio, DoorLoop, and Entrata as a comprehensive end-to-end property management solution.
What makes Buildium stand out is how well it integrates property management with financial operations, a feature I found particularly useful. It's incredibly easy to record every transaction—rent payments, fees, deposits, and refunds—right in the system, giving me a clear and real-time financial picture of my properties. I can see exactly what's coming in and going out, 24/7, without having to dig through spreadsheets or separate tools.
Another feature I absolutely love is the automated bank reconciliation. Buildium matches my recorded transactions with my bank statements, saving me hours of manual work each month.
The resident center is another great tool. It offers tenants and homeowners association (HOA) members a centralized portal to pay fees, submit maintenance requests, and access lease documents.
I also appreciated Buildium's vendor and maintenance management tools. From scheduling recurring tasks like landscaping to attaching detailed work orders with photos or documents, it helps keep operations organized. Vendor management is equally efficient, with tools to track performance and payments, making it easier to assign tasks to the right people.
Like DoorLoop, Buildium also has 256-bit encryption of all the data.
Now, I did not like that Buildium, like DoorLoop, had extra charges for features like e-signature, property inspections, online payments, and even setting up bank accounts if it's the starter pack. It's a bit frustrating, especially for smaller property management companies like ours that may already feel stretched thin.
Another minor gripe is that there might be some corrected I need to make in the 1099 tax forms. But compared to what other tools offer on this front, this isn't a dealbreaker.
Also, the tasks and work orders section, for example, can feel a bit overwhelming at times. Another area that could use some refinement is the communication tied to tasks. There's room for better functionality here.
Still, Buildium has a lot to offer. I'd recommend it to property managers handling residential properties or community associations of all sizes, as its features are clearly tailored to those needs. It offers a 14-day free trial, too, if you are interested in trying it out.
"I love most aspects of the accounting portion. I love the ePay option and have a high amount of tenants who use it; the Bills section makes it easy to reconcile and keeps books in order. I like the screening available for prospective tenants. The ability to grow our portfolio and keep everything organized means everything! I like the task and work orders section but look forward to improvements there."
- Buildium Review, Valerie P, Office Manager.
"I wish that the listing process was more transparent. When we enrolled with Buildium, we were sold a bill of goods that the system would allow us to post our housing vacancies across every platform simultaneously, removing the need for multiple posts or services. While it certainly does allow access to some of the platforms, it's far from all of them and doesn't meet the lofty vision sold to us by the sales team."
- Buildium Review, Brandon H, Small Business owner.
I knew Apartments.com as a property listing site, so I was intrigued when I first came across Apartments.com Rental Manager (formerly Cozy).
From my experience using the tool, it's not the kind that overwhelms with too many features. Instead, it zeroes in on the essentials—things like listing properties, managing rental applications, and collecting rent.
One feature I found especially useful was its property listing integration. With just a few clicks, I could get my rental properties listed on Apartments.com and several partner sites.
What truly sets it apart is that Apartments.com offers an AI-powered tool that generates detailed and engaging property descriptions based on the information I provide. This feature helps my listing stand out in the crowded rental market by creating compelling narratives.
I also liked how straightforward it was to manage tenant applications. Prospects can submit their applications directly through the platform, and I can review everything in one place—background checks, credit scores, and rental histories.
A further highlight was the rent comps report, which lets me compare rental pricing in my area and price my property accordingly. It offers detailed insights into rent trends, vacancy rates, and comparable nearby rentals, including specifics like the number of bedrooms, property age, and size. This level of detail empowers me to set competitive rental prices with confidence, ensuring I maximize my property's earning potential.
What I found appealing is that I don't have to list on their website to use its rental tools. I can choose not to list and still use the tools without a hassle.
However, Apartments.com has some drawbacks. An area where it falls short is maintenance tracking. Tenants can submit requests, which is great, but there's no real way I can assign those tasks to vendors or track progress directly in the system.
Also, one thing I found a bit limiting is that Apartments.com Rental Manager doesn't aim to be a complete end-to-end property management solution like some other tools out there. For me, it feels more like a complementary platform.
For example, its integrations are geared toward other property management software like Yardi Breeze and AppFolio rather than third-party accounting or analytics apps.
This setup works if you're already using a comprehensive tool for backend operations and just need something to boost your tenant-facing features, like applications, listings, and communication.
But if you're looking for an all-in-one solution, like me, that handles everything in one place, Apartments.com might not check all the boxes. For someone like me, who prefers everything under one roof, this felt a bit restrictive.
Despite its limitations, I'd say Apartments.com Rental Manager is one of the best property management software for small landlords, who prioritize simplicity and tenant-facing functionality.
"It was really easy to use, and there was no cost to property owners/landlords"
- Apartments.com Rental Manager Review, Blair J, Director of Operations.
"There is no way to post only a room at this time. The support team is very responsive and has agreed to look into this in the future."
- Apartments.com Rental Manager Review, Stef B, Sole Proprietor.
Want recommendations for short-term rental management? Explore our guide on top free vacation rental management tools.
Building Engines caught my attention because it's specifically designed for commercial properties and facilities management. From managing work orders to keeping up with compliance and tracking maintenance, I can tell this tool was built with the unique demands of larger, more intricate portfolios in mind.
It's like it just gets the challenges that come with managing different commercial properties like retail, office space, industrial, healthcare facilities, and even stadiums.
A key feature I highly value in Building Engines solutions is its Work Order feature. I can use it to add updates and notes about the status of a project or any changes that come up along the way. Another aspect I find incredibly useful is the ability to see which work orders are overdue. It helps me stay on top of ongoing projects and makes it so much easier to communicate effectively with both tenants and vendors.
What I find even more valuable is its preventative maintenance module By allowing property managers to schedule recurring maintenance tasks like HVAC servicing or fire safety checks, it helps reduce the risk of costly emergency repairs. For anyone managing commercial properties, this feature is indispensable.
Another feature that sets Building Engines apart is its inspection and compliance tools. It's not just about completing inspections but also about ensuring every compliance detail is logged and easily accessible. This is huge for someone managing commercial properties, where compliance standards can be overwhelming. The fact that I can customize inspection templates and keep everything in one place really simplifies my workflows.
But there are some drawbacks. One thing I find frustrating is the reporting functionality. The reports aren't as polished or user-friendly as I'd like, so I often have to spend extra time tweaking them to create a print-friendly version for team reviews.
Another issue I've noticed is occasional lagging in the system. This can be especially frustrating when I'm trying to quickly access work orders. Also, I wish there was a feature to color code the word orders based on urgency to prioritize them effectively.
Overall, I'd say Building Engines is a solid choice for property managers who manage commercial spaces and facilities.
"I love that I can adjust the notification settings for individual buildings or a group of buildings or members of management. It allows you to notify specific people of work orders, status updates, comments, etc. Additionally, it allows the administrators to streamline many standard business practices within.
I have since increased our efficiency by setting auto-assign policies for work orders based on the issue type, building, property site, and overall responsibility, which has changed our game tremendously!
It's also incredibly user-friendly, and their team provides training materials to assist with navigating the system and submitting work orders for tenants and team members.
Their team is very supportive and engaging with their customers, providing system notifications and opportunities to strengthen skills associated with the system. The system also integrates easily with other systems, such as COI Compliance Tracking through MyCOI and batch billing in AP systems."
- Building Engines Review, Bailey E, Assistant Property Manager.
"The reports. I dislike having to doctor up a friendly/print version of the reports to review with the team."
- Building Engines Review, Lith K, Property Manager.
Want tools exclusively focusing on lease administration in the commercial real estate space? Explore our lease administration software category to find the best ones.
While the tools I've reviewed so far are some of the best in the property management space, there are a few other platforms worth mentioning. These might not have made the main list, but they still bring unique features and functionality that cater to specific needs:
Consider the following factors:
Most modern property management software is designed to be user-friendly, even for those without technical expertise. Many platforms offer onboarding resources, tutorials, and customer support to help you get started.
Pricing varies widely depending on the software. Some tools, like TenantCloud, Innago. or Avail, offer free plans for smaller portfolios and independent landlords. Others, like Buildium or AppFolio, charge a monthly fee based on the number of units managed, starting around $50–$200 per month for smaller portfolios and scaling up for larger ones.
Yes, many property management platforms offer integrations with accounting tools like QuickBooks, marketing platforms, payment processors, and even other property management systems. Some tools also provide APIs for custom integrations.
Entrata, AppFolio, Buildium, and DoorLoop consistently receive top reviews from users for their all-in-one capabilities, ease of use, and powerful integrations. Each offers tailored solutions for different portfolio sizes and property types.
For managing rental properties efficiently, Buildium and TenantCloud stand out. They both offer features like rent collection, tenant screening, maintenance tracking, and reporting. For smaller landlords, Avail is also a great, low-cost option for staying on top of your rental portfolio.
Small landlords often benefit from tools that are cost-effective and easy to use. Avail, TenantCloud, and Apartments.com Rental Manager are excellent options. They offer essential features like rent collection, lease management, and tenant communication without overwhelming users with unnecessary complexity.
If you're looking for a free solution, Innago, Apartments.com Rental Manager and TenantCloud are great choices. Both provide robust features for tenant screening, rent collection, and lease management without a subscription fee.
For accounting-heavy property management tasks, AppFolio and Buildium lead the pack. They offer detailed reporting, automated bank reconciliations, and tools for managing accounts payable and receivable. DoorLoop also provides strong accounting features with QuickBooks integration.
The best short-term rental management software includes Guesty, Hostaway, Lodgify, iGMS, and Hostfully.
As someone who's spent countless hours navigating rent rolls, balancing ledgers, and dealing with tenant quirks, I know how essential the right property management software is for keeping things running smoothly.
For me, the perfect software is like a reliable property manager—it keeps things organized, saves me time, and helps me focus on growing my business. Tools like AppFolio and Buildium shine for larger portfolios with their robust accounting and automation features. For independent landlords or those just starting out, Avail and TenantCloud are budget-friendly options still pack a punch.
At the end of the day, the goal is simple: reduce turnover, keep those vacancy rates low, and maximize your income. And if the software can save you from those 11 p.m. “the water heater broke” texts? Even better.
In real estate, they say location is everything. But when it comes to property management? It's all about the software. So, explore the tools listed above and fit the one that'll save you.
Looking to manage your customer relationships? Look no further. Read our guide on the best free real estate CRM tools that truly help.
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