Ranking
The 10 best software for landlords who self-manage (2026)
The best software for landlords who self-manage in November 2026 are Stessa, Tellus and Baselane. For 25 units a month, Stessa costs $0, Tellus $0 and Baselane $2. We read the price of all 10 on their own sites.
- Under $2555 of 7
- $25 to $9922 of 7
- $100 to $29900 of 7
- $300 or more00 of 7
- 10
- ranked of the 35 we track
- $20
- median first paid plan
- 7
- of the 10 have a free plan
- 1
- sells only on a quote
landlordbench.com · First paid plan from each tool's own pricing page, read 27 October–6 November 2026.
- Under $2555 of 7
- $25 to $9922 of 7
- $100 to $29900 of 7
- $300 or more00 of 7
- 10
- ranked of the 35 we track
- $20
- median first paid plan
- 7
- of the 10 have a free plan
- 1
- sells only on a quote
landlordbench.com · First paid plan from each tool's own pricing page, read 27 October–6 November 2026.
The short answer
Stessa ranks first. It has a free plan, and paid plans start at $15 a month.
Tellus ranks second with a free plan, and Baselane third with a free plan, then $20 a month billed annually. RentSpree and TurboTenant have free plans too.
Half of the 7 tools with a monthly paid plan charge $20 a month or less. One of the 10 sells only on a quote, so it ranks after the tools that show a price.
7 tools here have a free plan to try before you pay. The highest ranked are Stessa, Tellus and Baselane.
Pick by what you need
- A free plan before you payStessaFree, then $15 a month
- Small landlords who want free rent collectionTellusFree
- US landlords who want rent, banking and property books in one accountBaselaneFree, then $20 a month billed annually
- Landlords with one or two rental unitsRentSpreeFree, then $8.99 a month
- The lowest monthly price we foundPlatuniFrom about $21 a month
Stessa costs $0 a month for 25 units on its Essentials plan, and rent paid by bank transfer adds nothing to that. Tellus and Zillow Rental Manager also cost $0 a month at 25 units, and Baselane's free Core plan charges nothing a month beyond a $2 fee on each rent payment by bank transfer. Among the paid plans, RentSpree is lowest at $8.99 a month, and the US dollar figures top out at $50 a month for Innago and Rentec Direct.
Price alone does not separate the free tools, so what they do matters more. Stessa syncs bank accounts and handles late fees. Tellus runs from a phone and supports team users. Zillow Rental Manager signs leases and collects rent online, but it takes no partial payments. Baselane keeps banking and property books in one account.
The paid figures are built in different ways. TurboTenant at $33.25 a month and RentRedi at $37 a month are monthly equivalents of plans sold only on annual billing. Innago's $50 a month is a $2 per unit charge for rent paid by bank transfer. Platuni charges CA$69 a month (about $49) on Starter, in Canadian dollars.
A landlord who wants books and rent together should start with Stessa or Baselane. One who already lists on Zillow can stay there. A Canadian owner of shared or student housing should look at Platuni first.
How we ranked
The products are ordered by what 25 units cost a month, cheapest first, on the plan named in each verdict. Where a product charges per unit for rent paid by bank transfer, that charge is in the figure. Where two products cost the same, price alone does not separate them. Platuni's figure is in Canadian dollars.
A product with no published price would sit after the priced ones as quote only, and every product here prints one. Before buying, check whether vacant units count toward the bill. Also check whether the plan is sold only on annual billing, and who pays each rent payment fee.
The ranking
Checked between 27 October 2026 and 6 November 2026. “About” figures are converted at the European Central Bank rate of 6 November 2026.
VerdictA US landlord with a few rentals who wants the books and the rent in one place should start with Stessa. Its Essentials plan costs $0 a month for 25 units, and rent paid by bank transfer adds nothing. It syncs bank accounts and handles late fees. Your data can be taken out when you leave. Paid plans start at $15 a month. Team users and security deposits are covered only in part. It does not take rent paid in cash.
- Price
- Free, then $15 a monthsource
- Cost for 25 units a month
- $0
- Free to try
- Free plan
VerdictFor a small landlord who runs things from a phone, Tellus collects rent online and tracks expenses. Its Free plan costs $0 a month for 25 units. Tellus says a lending business funds it. It supports team users, and you can sign up without a sales call. Tenant screening and online applications are covered only in part. Income verification is partial as well. Support and the contract and cancelling terms are also only partly covered.
- Price
- Freesource
- Cost for 25 units a month
- $0
- Free to try
- Free plan
VerdictBaselane fits a US landlord who wants rent, banking and property books in one account. Twenty-five units cost nothing a month on the free Core plan. Each rent payment by bank transfer carries a $2 fee, which the landlord can cover, pass to the tenant, or have waived by taking rent into Baselane checking. Bank sync and late fees are included, along with AI features. Paid plans start at $20 a month, billed annually. Data export and state-specific leases are covered only in part, as is trust accounting.
- Price
- Free, then $20 a month billed annuallysource
- Cost for 25 units a month
- $2
- Free to try
- Free plan
VerdictOwners of one or two units are RentSpree's own audience, so a 25-unit landlord sits outside it. RentSpree says it offers free listings, with screening the applicant can pay for. Landlord PRO costs $8.99 a month for 25 units, the lowest figure here above $0. It handles late fees and has AI features. Bank sync is partial, and so is its range of property types. Income verification and rent payment fees are partial too. It does not take rent paid in cash.
- Price
- Free, then $8.99 a monthsource
- Cost for 25 units a month
- $8.99
- Free to try
- Free plan
VerdictSelf-managing landlords who screen tenants and collect rent themselves are TurboTenant's market. For 25 units it costs $33.25 a month on the Pro plan for 11 to 30 units. That is a monthly equivalent of a plan sold only on annual billing, and the figure counts every unit, vacant or let. It handles move-in and move-out inspections and late fees, and has AI features. TurboTenant says its free tier runs on renter-paid fees. Contract terms and renters insurance are covered only in part.
- Price
- Free, then $12.42 a month billed annuallysource
- Cost for 25 units a month
- $33.25
- Free to try
- Free plan
The rest of the ranking
| # | Tool | Starts at | Free to try |
|---|---|---|---|
| 6 | RentRedi | From $29.95 a month | Not stated |
| 7 | Platuni | From about $21 a month | Not stated |
| 8 | Innago | Free | Free plan |
| 9 | Rentec Direct | From $25 a month | Not stated |
| 10 | Zillow Rental Manager | Quote only | Free plan |
Questions buyers ask
How much do software for landlords who self-manage cost?
The median first paid plan is $20 a month, across the 7 of the 10 that publish a monthly price. They run from $8.99 to $29.95. 1 more gives its price only on request.
Which software for landlords who self-manage have a free plan?
7 of the 10 have a free plan.
How current are these figures?
The prices were read 27 October–6 November 2026.
How much does landlord software cost to start, cheapest to most expensive?
Seven of the ten start free: Stessa, Tellus, Zillow Rental Manager, Baselane, RentSpree, TurboTenant and Innago. Among paid plans, RentSpree starts at $8.99 a month. TurboTenant follows at $12.42 a month, billed annually, then Stessa at $15 a month. Baselane starts at $20 a month, billed annually, Rentec Direct at $25 a month and RentRedi at $29.95 a month. Platuni starts at CA$29 a month (about $21), priced in Canadian dollars.
Which landlord software can I try for free before paying?
Seven offer a free plan or trial: Stessa, Tellus, Zillow Rental Manager, Baselane, RentSpree, TurboTenant and Innago. Platuni offers one only in part. RentRedi and Rentec Direct offer no free plan or trial, so paying starts at $29.95 a month for RentRedi and $25 a month for Rentec Direct. Some free options carry fees. Baselane charges $2 on each rent payment by bank transfer unless rent goes into Baselane checking, and Innago says tenant payment and screening fees pay for it.
Sources and method
Every price here is read from the vendor's own pricing page.
Pricing pages 10 read
- Stessa stessa.com/pricing
- Tellus tellusapp.com/property-management
- Baselane baselane.com/pricing
- RentSpree rentspree.com/pricing
- TurboTenant turbotenant.com/pricing
- RentRedi rentredi.com/pricing
- Platuni platuni.com/pricing
- Innago innago.com/pricing
- Rentec Direct rentecdirect.com/pricing
- Zillow Rental Manager zillow.com/rental-manager/post-a-listing
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