Best PM Software for a Single Rental Property

If you own exactly one rental property, most software on this site isn’t built with you in mind, and some of it actively penalizes you. Several platforms enforce a monthly minimum that assumes a portfolio, not a single unit: Yardi Breeze’s $100/month minimum means a 20-unit landlord effectively pays $5/unit, and a 1-unit landlord pays $100 for a single door. AppFolio requires a 50-unit floor before it will even quote you. Buildium’s flat-tier pricing starts at $62/month regardless of how many units you actually manage. None of that makes sense for one property.

TurboTenant is the clearest fit: genuinely free, with no unit minimum at all. TurboTenant’s own pricing page confirms it directly, answering the exact question in its own FAQ: “Can I still use TurboTenant if I only have a couple of units? Of course! Most of our users have between 1-50 units.” The free tier covers listing the property, screening applicants, and collecting rent online.

Innago is the other genuinely free option already established on this site, with no landlord subscription fee and no unit-count penalty, monetized instead through optional tenant-paid fees.

Avail is a reasonable third option if state-specific lease templates matter more than anything else, with a free tier that works fine for one or two properties, though its interface leans more toward desktop use than TurboTenant’s or Innago’s.

THE ACTUAL DECISION

Start with TurboTenant or Innago, both explicitly built to work at 1 unit with zero cost. Avail is worth a look specifically for its lease templates. None of the minimum-driven platforms (Yardi Breeze, AppFolio, Buildium) make financial sense until you’re managing enough units that their flat or per-unit pricing actually pencils out, so don’t let a “best property management software” list that ranks them first apply to your situation.

Read the full reviews: TurboTenant, Innago, and Avail. If you’re closer to 2-3 units and want a broader comparison, see Best Options for Small or DIY Landlords.