Avail vs Yardi Breeze
Avail scores 7.5/10 vs 7.0/10. Best for: Independent DIY landlords who want free or low-cost basic rent collection and tenant screening.
Avail scores higher overall at 7.5/10 vs 7.0/10. 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.
Avail 
Yardi Breeze Rank
#13 of 31
Rank
#22 of 31
Features
9/17
Features
16/17
Starting at
$0/mo
Starting at
Custom
User reviews
4.8/5 (350)
User reviews
4/5 (585)
What they cost
| Avail | Yardi Breeze | |
|---|---|---|
| Starting at | Free /mo | Contact for pricing |
| Free trial | Free tier available | No |
| Number of plans | 2 | 2 |
What the pricing really means
Avail publishes their pricing upfront, which is a good sign. Yardi Breeze requires you to contact sales for a quote. When a company hides pricing, it usually means the cost is high enough that they want a salesperson to justify it before you see the number. Always ask for total year-one cost, not just the monthly subscription.
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 Yardi Breeze wins
- Backed by Yardi with enterprise reliability and data security
- No onboarding, training, or support fees included
- Competitive $1/unit residential pricing
- Supports residential, commercial, affordable, and associations
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 Yardi Breeze falls short
- Annual agreement required with no month-to-month
- $100-400 monthly minimums exclude small landlords
- Non-Premier lacks lease execution and CRM
- No free trial before annual commitment
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.
Yardi Breeze
Target: 100-1000 units
Yardi Breeze brings institutional-grade property management to smaller operators at competitive pricing. The $1/unit with no hidden fees is compelling. Annual commitment and minimums create friction for smaller operators. Best for 100+ unit managers who want stability.
Feature comparison
| Feature | Avail | Yardi Breeze |
|---|---|---|
| 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
Avail scores 7.5/10 vs Yardi Breeze's 7.0/10 in our ranking. Avail is the better pick for 1-50 units. Yardi Breeze is better if you need property managers with 100+ units who want enterprise-grade reliability from the largest pm software company.
Avail starts at $0/month. Yardi Breeze uses custom pricing (contact sales). Watch for add-on costs — the base price often does not include all features. Pricing last verified 2026-03-01.
Avail: Free tier available. Yardi Breeze: No free trial. Always test with your actual workflow before committing to an annual plan.
Avail covers 9 of 17 features we track. Yardi Breeze covers 16 of 17. Yardi Breeze 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. Yardi Breeze 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 Yardi Breeze if...
Property managers with 100+ units who want enterprise-grade reliability from the largest PM software company