Updated October 25, 2026. Independent editorial; how we research.
Who this is for
An owner who self-manages single-family homes and small multifamily buildings, roughly 10 to 100 units, with little or no staff. Totals assume 40 units.
Jobs the stack must cover
Leases, rent and listings
Listing syndication, applications, screening, e-signed leases and online rent.
Bookkeeping
Income and expenses by property and tax-ready reports.
Rent pricing
Comps to set and defend rents at renewal and turnover.
Inspections
Move-in and move-out records with photos for deposit disputes.
The stack at a glance
| Tier | Job | Tool | Monthly cost |
|---|---|---|---|
| Start with | Leases, rent and listings | 
RentRedi Annual plan | $12/mo |
| Start with | Bookkeeping | 
Stessa Essentials (free) | Free |
| Start with | Rent pricing | 
RentCast Free | Free |
| Add when | Leases, rent and listings | 
Buildium Essential | From $62/mo |
| Add when | Rent pricing |
RentCast Pro, billed annually | $12/mo |
| Add when | Inspections | 
RentCheck Launch | $40/mo |
| Skip until | Property management system | 
AppFolio | Pricing on request |
| Skip until | Property management system | 
Entrata | Pricing on request |
| Lean total (Start with) | $12/mo | ||
| Fuller total (Start with + Add when) | from $114/mo | ||
Start with
The essentials for day one. These make up the lean total.
RentRedi Annual plan
One flat price covers unlimited units, tenants and team members, with rent collection, listings, screening and maintenance requests. There is no per-unit fee, which matters as you grow.
Alternatives: TurboTenant (the Free plan covers listings, screening and rent collection; Essentials is $299/yr at 31 to 60 units); TenantCloud (Pro is $50/mo billed annually for up to 60 leases)
Stessa Essentials (free)
Free bank feeds, unlimited properties and basic financial reports. Manage ($12/mo billed annually) and Pro ($28/mo billed annually) add more, but most small landlords start fine on the free plan.
Alternatives: Baselane (free banking-led bookkeeping; Smart is $20/mo on an annual plan)
RentCast Free
Free rent estimates with 5 nearby comps and up to 5 portfolio properties: enough to price a turnover.
Alternatives: Rentometer (rent comps by address; the vendor site blocks automated checks)
Add when
Worth buying once the trigger applies. These, minus anything they replace, make up the fuller total.
Buildium Essential
Add when you pass about 50 to 75 units, hire staff, or start managing for other owners. Replaces RentRedi in the fuller total.
Full accounting with owner statements, maintenance workflows and portals. The page lists starting prices only, and the price rises with unit count; Growth starts at $192/mo.
Alternatives: Yardi (Yardi Breeze is $1 per unit per month with a $100 monthly minimum on an annual agreement); DoorLoop ($2.50 per unit per month on yearly billing, $199/mo minimum)
RentCast Pro, billed annually
Add when you track rents on more than 5 properties. Upgrades the Free plan above.
20 comps per search and portfolio tracking for 50 or more properties, with rent alerts.
Alternatives: Rentometer (rent comps by address)
RentCheck Launch
Add when you inspect every move-in and move-out and want timestamped photos for deposit disputes.
Unlimited inspections and users, with resident-led inspections that save drive time.
Alternatives: zInspector (inspection app with a 15-day trial; plan prices are behind sign-up)
Skip until
Tools newcomers are often sold too early, and what has to be true before they pay off. Not included in either total.
AppFolio
Built for property management companies. Core starts at $1.49 per unit with a 50-unit minimum and an unpublished minimum spend, and a self-managing owner pays for owner accounting and leasing tools it does not need yet.
Entrata
An enterprise multifamily suite sold by quote and built for operators with on-site leasing teams.
Monthly cost
Assumptions: 40 residential units, self-managed; Annual billing where it is offered and cheaper; Applicant-paid screening fees excluded; US prices before tax.
"From" means at least one line uses a vendor's starting price, so the total is a floor; quotes usually rise with seats or units.
Totals are rebuilt from each line's published price whenever the site is published, and exclude tax, payment processing, onboarding fees and hardware. How we built these stacks.
Frequently Asked Questions
What is the cheapest software setup for a landlord with about 40 units?
$12 a month at published prices: RentRedi's annual plan ($12/mo, unlimited units) for rent, leases and listings, Stessa Essentials for free bookkeeping, and RentCast's free plan for rent comps. TurboTenant's Free plan can bring it to $0 if you do not need online lease signing.
When should a small landlord move to Buildium or a similar system?
When you hire help, pass about 50 to 75 units, or start managing other owners' properties and need owner statements and trust-style accounting. Buildium Essential starts at $62/mo; with Pro rent comps and per-door inspections the fuller stack is from $114 a month at 40 units.
Is AppFolio a good fit for a self-managing landlord?
Rarely at this size. AppFolio is built for management companies, starts at $1.49 per unit with a 50-unit minimum and a minimum spend, and its strengths (owner portals, leasing CRM, trust accounting) matter most when you manage for others.