We dug deep into Avail's features, pricing, and real user feedback for 2026. Here's the honest, unsponsored verdict — including the parts they don't advertise.
Avail
8.6
/ 10
Avail is a cloud-based property management platform built specifically for independent, self-managing landlords. Founded in 2012 in Chicago, it was originally called Rentulations before rebranding to Avail. In 2020, it was acquired by Realtor.com (Move, Inc.), giving its listings extra reach on one of the largest real estate portals in the country.
The platform covers every major stage of the landlord lifecycle — listing vacancies, screening tenants, creating and e-signing leases, collecting rent online, tracking maintenance requests, and basic expense management — all from a single dashboard.
What truly distinguishes Avail from competitors is its polished design and its educational approach. The platform guides first-time landlords through processes with clear explanations and offers a substantial library of guides, articles, and community forums. If you're new to being a landlord, Avail's onboarding experience is among the best in the industry.
The free plan is genuinely useful for most independent landlords. However, note that the $9/unit/month pricing on Unlimited Plus scales per unit — so a landlord with 5 units pays $45/month, and 10 units runs $90/month. This can add up quickly compared to flat-rate alternatives like TurboTenant.
Pros
Cons
Avail automatically publishes your rental listing across top sites including Zillow, Trulia, Realtor.com, Zumper, Padmapper, Walkscore, Apartments.com, Rentable, ApartmentList, and more — all in one click. Since its acquisition by Realtor.com, landlords benefit from added visibility on one of the most-visited real estate platforms in the US. This is one of Avail's strongest features and available on the free plan.
Avail integrates with TransUnion to provide landlords with full credit reports, criminal background checks, and eviction history on applicants. Landlords can also ask pre-screening questions and request renter profiles before running a full check. The cost of screening is passed to the applicant, though some users have noted that tenants can be resistant to paying application fees. See our full guide on best tenant screening tools for a broader comparison.
This is where Avail truly shines. The platform provides lawyer-reviewed, state-specific lease templates that landlords can customize with their own clauses, attachments, and rules. Tenants can sign entirely online via electronic signature. Custom lease clauses are reserved for the Unlimited Plus plan. Reviewers consistently rate Avail's lease tools as best-in-class among free property management software.
Avail enables online rent collection with autopay, automatic late fee notices, and email payment reminders for tenants. On the free plan, ACH transfers take 5–7 business days and tenants pay a $2.50 fee per transaction. Credit/debit card payments carry a 3.5% fee. Upgrading to Unlimited Plus unlocks FastPay (next-day deposits) and waives ACH fees entirely. Read more in our guide to the best rent collection tools.
Tenants can submit maintenance requests directly through the tenant portal with photo uploads. Landlords can track, manage, and forward tickets to maintenance professionals from the dashboard. It's a solid workflow for small portfolios, though it lacks the advanced contractor management features found in higher-end tools like Buildium or DoorLoop.
Avail recently added accounting features including income and expense tracking, budgeting tools, and data export for year-end bookkeeping. The platform also integrates with Plaid for bank connections. However, it does not offer a native QuickBooks integration, which is a notable gap for landlords who rely on that ecosystem. For more robust accounting, consider pairing Avail with a dedicated tool or exploring AppFolio if your portfolio is larger.
"Listing units, screening tenants, collecting rent, and tracking expenses all in one place saves a lot of time and keeps everything organized."
— Verified landlord · Capterra, January 2026
"I love how Avail makes listing syndication a breeze, saving me countless hours by posting my listing to multiple websites within seconds with just one upload."
— Verified landlord · G2
"The deposits to the landlord's account take way too long to process and only with a paid subscription do they go faster."
— Verified landlord · Capterra
"Right now, support is limited to weekdays, which can be inconvenient when you need quick help."
— Verified landlord · Capterra, October 2025
Want a more detailed head-to-head? Check out our best property management software for small landlords roundup or browse our top free landlord tools guide.
✓ Great Fit If You…
✗ Look Elsewhere If You…
Avail is one of the most polished free landlord software platforms available in 2026. Its design is genuinely beautiful, the lease templates are best-in-class among free tools, and the Realtor.com acquisition gives listings meaningful extra reach. For new or small-portfolio landlords, it's an excellent starting point.
The free plan is solid, but comes with strings — ACH fees on every transaction, slow 5–7 day transfers, and weekday-only support. Upgrading to Unlimited Plus at $9/unit/month gets you FastPay and waived ACH fees, but the per-unit pricing model makes it pricey for anyone managing more than a handful of properties.
If you need a dedicated mobile app, broader listing syndication, or a flat-rate paid plan, check out TurboTenant or Innago. For large portfolios needing serious accounting, look at Buildium. But for 1–10 units with an eye for design and a need for quality leases, Avail is hard to beat.
Sign up free in under 5 minutes. No credit card required. Unlimited units on the free plan.
TurboTenant
Free flat-rate plan · mobile app · wider listing syndication · best overall free pick
Innago
100% free forever · mobile app · no per-unit fees · great for any portfolio size
DoorLoop
Modern UI · strong accounting · great for growing mid-size portfolios
Buildium
Professional-grade PM · full accounting suite · best for 50+ unit portfolios