Dwellory the property register, read in full
Vendor pricing · prices read from each vendor · read 2026-10-19
Comparison · prices read 19 October 2026

Landlord software for 1 to 10 units: 6 of 8 are free, and the fees move to your tenant

Free is the norm for a small landlord. What the free plan does not cover is the bank-transfer fee, and on two of the biggest names the tenant pays it.

Eight landlord apps, every figure read from the vendor's own pricing page on 19 October 2026. We did not buy or trial any of them; we read what each one publishes and did the arithmetic for an owner of one to ten rental units.

Quick answer

For an owner of one to ten units:

  1. Start free. 6 of 8 apps have a $0 plan; 5 of them stay free at 10 units (Landlord Studio's free plan stops at 3).
  2. Check who pays to move the rent. TurboTenant Free charges the tenant $2 per bank transfer and Avail's free plan $2.50. At 5 units that is $120 and $150 a year out of your tenants' pockets.
  3. Price the fee-free tier against that. TurboTenant Pro is $199 a year at 1 to 10 units; Avail Unlimited Plus is $9 per unit a month, so it is the cheaper fee-free tier only below 2 units.
  4. Want the books first? Stessa and Baselane are free bookkeeping-and-banking tools; Baselane also waives its tenant fee when rent lands in a Baselane account.

Published prices for a 1 to 10 unit owner

Every row was read from the vendor's own pricing page on 19 October 2026. The tags say what kind of price it is: a published figure, a free plan, or a fee charged to the tenant.

VendorFree planPaid tiers, as publishedTenant bank-transfer fee
TurboTenantFree planPublishedEssentials from $12.42/month, Pro from $16.48/month. Billed by unit band: 1 to 10 units $149/year (Essentials) or $199/year (Pro); 11 to 30 units $199 or $399Tenant paysFree plan: $2 per bank transfer. Pro: free. Cards 3.49% on both.
AvailFree planPublishedUnlimited Plus $9 per unit per monthTenant paysUnlimited (free): tenant pays $2.50 per bank transfer. Unlimited Plus: no bank-transfer fee. Cards 3.5% on both.
RentRediNo free planPublishedOne plan: $29/month billed monthly, $20/month on a 6-month plan, $12/month on an annual planNot statedBank-transfer fee not stated on the pricing page.
BaselaneFree planPublishedSmart $20/month on an annual plan, with a 30-day trialTenant paysTenant pays $2 to $5 per bank transfer, waived for Baselane deposits. Cards 3.49%.
StessaFree planPublishedManage $12/month paid annually or $15 monthly; Pro $28/month paid annually or $35 monthlyNot statedBank-transfer fee not stated on the pricing page; Pro lists faster ACH clearing.
Landlord StudioFree to 3 unitsPublishedPro $144 annually or $15/month; Pro Plus $336 annually or $35/month; both include 3 units plus $1.20 per extra unitNot statedBank-transfer fee not stated on the pricing page.
InnagoFree planNo figuresNo figures published; the page states no monthly fee, no setup fee and no contractNot statedNo fee figures on the pricing page.
TenantCloudNo free planPublishedStarter $15/month billed annually ($180) or $18 monthly; Growth $29 or $35; Pro $50 or $60; Business from $100/monthTenant paysTenant pays $1.95 (Starter), $1.75 (Growth) or $1.50 (Pro) per bank transfer.
First paid tier, a yearWhat the first paid tier costs a 5-unit owner
First paid tier at 5 units, per yearAnnual cost of each vendor first paid tier for five units, computed from published prices. Innago $0, no monthly fee stated RentRedi $144 a year Stessa $144 a year Landlord Studio $144 plus $1.20 per unit above 3 TurboTenant $149 a year TenantCloud $180 a year Baselane $240 a year Avail $540 a year
  • flat or banded price
  • priced per unit
Annual cost of the cheapest paid tier for 5 units, from each vendor's published price on 19 October 2026: monthly prices on annual billing times 12, TurboTenant's 1 to 10 unit band, Avail's $9 per unit. Avail is the only one that prices the paid tier per unit, which is why it sits alone at the top.

Free is common, so the real cost is the transfer fee and who pays it

The bank-transfer fee is the cost that moves. On TurboTenant's and Avail's free plans the tenant pays it on every rent payment; on their paid tiers the fee disappears and the landlord pays a subscription instead. Baselane takes a third route and waives the fee when the rent is deposited into a Baselane account.

The mechanismWho pays to move the rent, a year, at 5 units
Tenant bank-transfer fees on the free plan against the landlord cost of the fee-free tierAt 5 units and 60 bank-transfer rent payments a year: TurboTenant tenants pay $120 on the free plan or the landlord pays $199 for Pro; Avail tenants pay $150 or the landlord pays $540; Baselane tenants pay $120 to $300 unless rent is deposited to Baselane, which costs nothing on Core; TenantCloud tenants pay $117 and the landlord also pays $180. Tenants pay, free plan Landlord pays, no tenant fee TurboTenant $120 $199 Pro Avail $150 $540 Plus Baselane $120 to $300 $0 Core fee waived when rent is deposited to a Baselane account TenantCloud (paid plans only) $117 $180 Starter tenant fee falls to $1.50 on Pro; it is never removed
  • tenant fees, free plan
  • range ($2 to $5 a transfer)
  • landlord subscription
Drawn to one dollar scale. 5 units paying rent monthly by bank transfer is 60 transfers a year, times each vendor's published per-transfer fee. Card payments are left out because all three charge about 3.5% on every plan. Read from the vendors' pricing pages on 19 October 2026.

If your tenants pay by bank transfer, the free plan is free for you and not for them: $120 to $150 a year at 5 units.

Annual billing and unit bands decide which fee-free tier is cheaper

TurboTenant prices by band, so every owner from 1 to 10 units pays the same $199 a year for Pro. Avail Unlimited Plus is $9 per unit a month, so it costs $108 a year for one unit and $1,080 for ten. The two cross at 2 units: below that Avail is the cheaper way to make bank transfers free for tenants, and from 2 units up TurboTenant is.

Fee-free tier by unit countAnnual cost of making tenant bank transfers free, 1 to 10 units
Annual cost of the fee-free tier by number of unitsAvail Unlimited Plus rises $108 a year per unit; TurboTenant Pro is $199 flat for 1 to 10 units; Baselane Core is $0 when rent is deposited to Baselane. They cross at 2 units. $0 $250 $500 $750 $1,000 1 2 3 4 5 6 7 8 9 10 units per year cross at 2 units $108 $1,080 $199 $199 $0 $0 Avail Unlimited Plus $1,080 TurboTenant Pro $199 Baselane Core $0
  • Avail Unlimited Plus, $9 per unit a month
  • TurboTenant Pro, 1 to 10 unit band
  • Baselane Core, rent into Baselane
Computed from published prices read 19 October 2026. Baselane's line is $0 because its Core plan is free and its tenant fee is waived for rent deposited to a Baselane account; it assumes you bank with Baselane.

Two more band effects matter at this size. Landlord Studio's free Go plan stops at 3 units, and its paid plans include 3 units plus $1.20 for each extra unit. RentRedi does not price by unit at all: one plan, unlimited properties. Stessa's pricing page states its plan prices without any unit count.

What each vendor does best, from its own page

TurboTenantFree plan

TurboTenant prices its paid plans by unit band, so a landlord with 1 to 10 units pays $199 a year for Pro, which also makes bank-transfer rent free for the tenant.

Read 19 October 2026 from turbotenant.com/pricing
AvailFree plan

Avail is free for unlimited units, and its Unlimited Plus tier at $9 per unit a month removes the $2.50 bank-transfer fee tenants pay on the free plan.

Read 19 October 2026 from avail.com/pricing
RentRediPaid only

RentRedi sells one plan with unlimited properties and no per-unit fees, at $12 a month on annual billing, with a 30-day money-back guarantee.

Read 19 October 2026 from rentredi.com/pricing
BaselaneFree plan

Baselane Core is free, and the $2 to $5 tenant bank-transfer fee is waived when rent is deposited to a Baselane account.

Read 19 October 2026 from baselane.com/pricing
StessaFree plan

Stessa is free to start on Essentials, and its Manage plan is $12 a month paid annually or $15 paid monthly.

Read 19 October 2026 from stessa.com/pricing
Landlord StudioFree plan

Landlord Studio Go is free for up to 3 units, and Pro is $144 a year with 3 units included plus $1.20 per extra unit.

Read 19 October 2026 from landlordstudio.com/pricing
InnagoFree plan

Innago publishes no price figures and states that it charges no monthly fee, no setup fee and no contract.

Read 19 October 2026 from innago.com/pricing
TenantCloudPaid only

TenantCloud lowers the tenant bank-transfer fee as the landlord moves up a plan, from $1.95 on Starter to $1.50 on Pro.

Read 19 October 2026 from tenantcloud.com/pricing

Which landlord app fits your situation

Bookkeeping-first tools (Stessa, Baselane) start from your bank feed and your Schedule E; leasing-first tools (TurboTenant, Avail, RentRedi) start from the listing, the application and the lease. Most landlords under ten units need one of each kind of feature and pick by which they would rather do well.

  1. Do your tenants pay rent by bank transfer through the app?
    1. YesHow many units?
      1. 1 unitAvail Unlimited Plus, $108 a year, removes the tenant fee for less than TurboTenant Pro.
      2. 2 to 10 unitsTurboTenant Pro, $199 a year flat at 1 to 10 units, or Baselane Core at $0 if the rent can land in a Baselane account.
    2. No, or you accept a tenant feeLeasing or books first?
      1. LeasingTurboTenant Free or Avail Unlimited, both $0.
      2. BooksStessa Essentials or Baselane Core, both free; Landlord Studio Go if you have 3 units or fewer.
If you own 1 to 3 units and keep books in a spreadsheetLandlord Studio Go or Stessa Essentials

Both are $0; Landlord Studio Go covers exactly 3 units, and Stessa Essentials is free with bookkeeping at its centre.

If you own 4 to 10 units and want tenants to pay nothing to transfer rentTurboTenant Pro

$199 a year flat across 1 to 10 units, against $432 to $1,080 for Avail Unlimited Plus at 4 to 10 units.

If you already bank for your rentals or would switchBaselane Core

Free, and the $2 to $5 tenant bank-transfer fee is waived for rent deposited to a Baselane account.

If you want one flat price and plan to grow past 10 unitsRentRedi annual

One plan with unlimited properties at $12 a month on annual billing, so the price does not change as you add doors.

Before you sign up: five questions for any landlord app
1. Is there a $0 plan, and how many units does it cover?
2. When a tenant pays rent by bank transfer, who pays the fee, and how much per payment?
3. Which plan removes that fee, and what does it cost a year at my unit count?
4. Is the paid price per unit, per band of units, or flat?
5. Who pays for tenant screening, and does the screening follow fair housing rules (hud.gov/fairhousing)?

Where a vendor's own page disagrees with itself

TenantCloud. One set of price cards lists Starter at $18 a month on monthly billing; a second set further down the same page lists it at $25. We print both because we cannot tell which is current.

Landlord Studio. The paid plan cards are filled in by script: the page as served to a crawler shows a "£12.00 /mo" placeholder on both paid plans, while the annual figures ($144 and $336) and the comparison table ($15 and $35 a month) are in dollars. A reader in a browser sees the dollar figures; an answer engine reading the raw page may not.

Fair housing. Several of these apps screen applicants. Screening criteria are the landlord's responsibility under the Fair Housing Act, which HUD enforces.

Questions this page answers

What is the best free landlord software for a few units?
6 of the 8 apps we priced on 19 October 2026 have a $0 plan: TurboTenant, Avail, Baselane, Stessa, Landlord Studio (up to 3 units) and Innago, which states it charges no monthly fee. The right one depends on whether you want leasing tools (TurboTenant, Avail) or bookkeeping (Stessa, Baselane) first.
Who pays the fee when a tenant pays rent online?
On the free plans that publish it, the tenant does: $2 per bank transfer on TurboTenant Free and $2.50 on Avail Unlimited. TurboTenant Pro and Avail Unlimited Plus remove that fee, and Baselane waives its $2 to $5 fee for rent deposited to a Baselane account. Card payments carry about 3.5% on all three either way.
How much does landlord software cost for 5 units?
From $0 to $540 a year for the first paid tier. TurboTenant Essentials is $149 a year at 1 to 10 units, RentRedi $144 on annual billing, Stessa Manage $144, Landlord Studio Pro $144 plus $1.20 per unit above three, TenantCloud Starter $180, Baselane Smart $240, and Avail Unlimited Plus $540 because it charges $9 per unit.
Is RentRedi free?
No. RentRedi has one paid plan with unlimited properties: $29 a month billed monthly, $20 a month on a 6-month plan or $12 a month on an annual plan, with a 30-day money-back guarantee.
Does tenant screening cost the landlord anything?
Usually not. TurboTenant charges the renter $55 for screening on the free plan and $45 on Pro, and TenantCloud marks full screenings as paid by the applicant. Screening criteria must follow fair housing law, which HUD enforces.
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Method

Prices were read from each vendor's own pricing page on 19 October 2026 and are quoted as published, including where a page contradicts itself. We did not buy, trial or operate any of these products for this page. Annual figures are monthly prices on annual billing times 12, or the vendor's own annual price where it publishes one. Fees at 5 units assume every tenant pays every month by bank transfer, 60 payments a year. Landlord Studio's extra-unit charge is quoted as published; the page does not say whether it is per month or per year, so it is not added to any total.

Cite this page

Dwellory. "Landlord software for 1 to 10 units: 6 of 8 are free, and the fees move to your tenant." Computed from each vendor's own pricing page, read on the date stated, retrieved 2026-10-19. https://dwellory.org/compare/landlord-software-1-to-10-units/

Quote the read date with any price. Vendors change their pricing pages without notice, and these figures are as published on that date.

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