Avail vs Rent Manager
Rent Manager scores 8.0/10 vs 7.5/10. Best for: Mid-to-large property management companies needing deep customization and robust accounting.
Rent Manager scores higher overall at 8.0/10 vs 7.5/10. Rent Manager is a powerhouse for mid-to-large property management companies that need deep customization and comprehensive accounting. Its flexibility is unmatched, but the high minimum cost and learning curve make it overkill for small landlords. Best suited for professional managers running 100+ units across multiple property types who want a system they can tailor to their exact workflows.
Avail 
Rent Manager Rank
#13 of 31
Rank
#4 of 31
Features
9/17
Features
17/17
Starting at
$0/mo
Starting at
$250/mo
User reviews
4.8/5 (350)
User reviews
4.6/5 (860)
What they cost
| Avail | Rent Manager | |
|---|---|---|
| Starting at | Free /mo | $250 /mo |
| Free trial | Free tier available | 0 days |
| Number of plans | 2 | 3 |
What the pricing really means
At first glance, Avail looks cheaper at $0/month vs $250/month. But sticker price is only part of the story. Look at what is included on the base plan, how many users you get, and whether you need add-ons to get the features you actually need. The $99/month plan that requires $200 in add-ons is actually more expensive than the $250/month plan that includes everything.
Where Avail wins
- Genuinely free tier with no unit limits covering core landlord needs
- State-specific lease templates and e-signatures included free
- Listings syndicate to Zillow, Realtor.com, and 20+ sites
- Simple clean interface for non-professional landlords
Where Rent Manager wins
- Extremely customizable with configurable workflows, reports, and user permissions
- Handles residential, commercial, and mixed-use portfolios in one platform
- Robust double-entry accounting with trust accounting and 1099 reporting
- Strong customer support that consistently earns praise in user reviews
Where Avail falls short
- Recent 300%+ price increase on Plus plan has upset users
- No real accounting depth, just basic expense tracking
- No API access or integrations
- No owner portal, not for third-party management
Where Rent Manager falls short
- $250/month minimum makes it expensive for small landlords with few units
- No free trial — you must commit before testing the software
- Steep learning curve due to the depth of customization options
- Interface feels dated compared to newer cloud-native competitors
Who is each product built for?
Avail
Target: 1-50 units
Avail is the best free option for independent landlords needing basic rent collection, screening, and leases. The free tier is genuinely useful. Strictly for DIY landlords with no owner portal or real accounting. Recent price increases on Plus have frustrated users.
Rent Manager
Target: 100-10000 units
Rent Manager is a powerhouse for mid-to-large property management companies that need deep customization and comprehensive accounting. Its flexibility is unmatched, but the high minimum cost and learning curve make it overkill for small landlords. Best suited for professional managers running 100+ units across multiple property types who want a system they can tailor to their exact workflows.
Feature comparison
| Feature | Avail | Rent Manager |
|---|---|---|
| Tenant Management | ||
| Tenant screening | ||
| Online rent collection | ||
| Lease management | ||
| Tenant portal | ||
| E-signatures | ||
| Property Operations | ||
| Maintenance requests | ||
| Owner portal | ||
| Property inspections | ||
| Vendor management | ||
| Vacancy advertising | ||
| Finance & Reporting | ||
| Accounting/bookkeeping | ||
| Bank account management | ||
| Insurance tracking | ||
| Reporting/analytics | ||
| Platform | ||
| Document storage | ||
| Mobile app | ||
| API access | ||
Common questions
Rent Manager scores 8.0/10 vs Avail's 7.5/10 in our ranking. Rent Manager is the better pick for 100-10000 units. Avail is better if you need independent diy landlords who want free or low-cost basic rent collection and tenant screening.
Avail starts at $0/month. Rent Manager starts at $250/month. Watch for add-on costs — the base price often does not include all features. Pricing last verified 2026-03-01.
Avail: Free tier available. Rent Manager: No free trial. Always test with your actual workflow before committing to an annual plan.
Avail covers 9 of 17 features we track. Rent Manager covers 17 of 17. Rent Manager has broader feature coverage, but more features does not always mean better — pick the tool that covers what your business actually needs.
No, Avail does not have a mobile app. Rent Manager does have one.
Yes. The main effort is migrating your data (customer lists, job history, invoices). Plan for 1-2 weeks of overlap where you run both. Most property management tools can import CSV data. Ask both vendors about migration support before you sign.
The bottom line
Pick Avail if...
Independent DIY landlords who want free or low-cost basic rent collection and tenant screening
Pick Rent Manager if...
Mid-to-large property management companies needing deep customization and robust accounting