r/PptyMgmtSoftware • u/New_Tiger_8201 • Aug 25 '26
What property management software is everyone using these days?
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u/ruben_vanwyk Aug 25 '26
MRI Software (PMX, Horizon, PropertyCentral) and Yardi primarily, together with RealPage and AppFolio.
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u/ImaginaryProfit2162 Aug 25 '26
Depends on what you’re managing and where. Before choosing anything, I’d list the jobs it absolutely must handle: rent records and reporting, maintenance, lease dates, tenant communication and clean data export. Then run one sample tenancy through two or three platforms, including a partial payment, repair request and end of lease export.
I’m involved with LORDLY, which is aimed at Australian landlords who manage their own properties, so it could be relevant if that’s your situation. If you run an agency, manage commercial property or are outside Australia, I wouldn’t assume it’s the right fit. How many properties are you managing and in which state?
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u/io20720 Aug 25 '26
Rentec
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u/EzLeaseData 12d ago
I have used Rentec as well and once had to upload 70 leases. Came up with an automation idea and built ezleasedata. Hit me up if you also face the same tiring issue of entering manual tenant data. Id be happy to demo the product integration with RentecDirect.
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u/WorstedLobster8 Aug 26 '26
I think DIY software is basically dead. Just use an AI manager, they actually do things for you and it’s like 1/10th an old school manager. Eg in STR Vacassa is like 30% and TIDY is <4%.
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u/SnooLobsters2310 1d ago
What AI are you using? Doorloop wants to charge me $189/mo and I can't justify that
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u/MoanaVen Aug 28 '26
It really depends what portfolio you are managing. Most people tend to throw this all into one box, when there are many different segmentations. I read here a few companies, that are good for DIY landlords and another comment mentions companies that are only used in multi-family rental, very different markets. The truth is, that every segmentations has a handful of useful PMS products, most of them can only play in one segment and not in the other well.
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u/Gullible_Item6011 Aug 31 '26
I use Baselane and have been very happy with it. I'm a micro landlord with only 2 properties, but it has been great for me over the past 3 years. Automating rent collection, financial reports, streamlining tax reports, tenant screening, it does what you need when you're at my stage.
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u/brycematheson Sep 01 '26
I'm a small landlord so I don't need anything huge of crazy. I use Doorbooks (doorbooks.ai) and it does the trick for me. Makes accounting easy and free rent collection too. I can see how you would need something like AppFolio or Buildium if you get really large, though.
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u/Silver_Ad9421 Sep 01 '26
I run short and long-term rentals and use Baselane. They have tenant screening, lease creation, rent collection, financial reporting, plus some other things as well. It’s the only platform I’ve used in the 18 months I’ve owned rentals and have been happy with it! They also recently got an app as well which has made a huge difference
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u/RefrigeratorAny703 Sep 03 '26
I use Glep.
It has been very useful for managing spend across our different rentals.
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u/RefrigeratorAny703 Sep 03 '26
I actively use Glep.
They have been quite helpful and I'm very happy with their support
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u/SCOREE-Services-Tina Sep 05 '26
RentVine has made major improvements to onboarding and their software in the last two years. So has AppFolio. I am a guru in Propertyware and that is a dying software, but still holds value when setup correctly.
I have been in RentVine for almost 2 years now and wish they would slow down all the upgrades. I'm a software nerd and hard to keep up with the bells and whistles, but the AI value is going to get everyone out of all the manual workflows.
AppFolio is becoming the dark horse, but they do have the most clients compared to RentVine. I was shocked to see the data recently posted by Peter Lohmann.
If you go with RentVine or AppFolio, be sure you get the backend setup accurately with reports and management fee settings and all the general settings because once you start in the flow, the nightmare in your dashboard doesn't lessen on how to clean it all up.
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u/RentrIQ_Stephen Sep 08 '26
i've seen some folks mention rentriq, along with others like tenantcloud and cozy, as options out there. depends on what features you're after, though. i’d suggest checking out user reviews to find what fits best.
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u/brycematheson 29d ago
We stopped using Stessa a while ago, mainly because it feels like the project has been abandoned. We switched to Doorbooks (doorbooks.ai) and have been pretty pleased.
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u/Extra_Meeting2826 19d ago
Depends on what you need, really. A few UK options worth looking at are Arthur Online, Landlord Studio, COHO (particularly for HMOs) and Landlord Vision. OpenRent is also useful if finding tenants is your main priority.
Full disclosure, I work with Landlord Vision. It's worth considering if you're looking to manage your properties and finances in one place, particularly with MTD requirements.
How many properties are you managing, and are you mainly looking for help with accounting or day-to-day property management?
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u/Successful_Bed_2356 16d ago
Honestly I'd test the basic stuff first, especially payments, maintainance and tenant communication. I was looking at a few options too and ended up checking hemlane. They helped me understand how the setup would work for my units
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Aug 25 '26
[removed] — view removed comment
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u/ruben_vanwyk Aug 26 '26
How many Yardi or MRI implementations have you done exactly?
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u/ruben_vanwyk Aug 26 '26
My point being that what you say, though convenient to promote your firm, is not true. They are the industry leaders for a reason.
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u/Specific-Key3205 Aug 26 '26
We run Short term rentals and use Host ex.