- Property management accounting software compared
- Nine accounting options for property management
- Making Tax Digital and property income
- Management company or self-managing landlord?
- Moving your property accounts across
- Questions to ask before you choose property accounting software
- Signs your property accounts need better software
- My plain advice on choosing property management accounting software
- Frequently asked questions
The best accounting software for property management tracks rent, expenses and owner payments for each property, and produces the reports owners and tax returns need. Some are full platforms for management companies, others are simpler tools for landlords managing their own portfolio. Nine options follow in no particular order.
Property accounts get complicated quickly. Several properties, several tenants, deposits, repairs and owners who want a statement every month can turn a spreadsheet into a full-time job.
The nine options below are listed alphabetically and in no particular order, and every description comes from the provider's own website, read this week. If you're also comparing the operational side, my guide to property management software covers leasing and maintenance.
Property management accounting software compared
In the free plan column, Yes means the tool's own site names a free plan, a free version, a free account, a free allowance or open source software. Trial only means a time-limited trial. Not stated means the pages I read named neither, even where there's a button inviting you to start for free.
| Tool | Type | Good for | Free plan |
|---|---|---|---|
| AppFolio | Property management software | Larger portfolios and managers | Not stated |
| Baselane | Landlord banking, accounting and rent collection | Banking and bookkeeping in one | Not stated |
| Buildium | Property management software | Residential property managers | Not stated |
| DoorLoop | Property management software | Landlords growing their portfolio | Not stated |
| Hammock | Landlord software for Making Tax Digital | UK landlords facing MTD | Not stated |
| Landlord Studio | Property management software for landlords | A free plan for a few properties | Yes |
| Rentec Direct | Property management and payment solutions | Landlords and managers in the US | Not stated |
| Stessa | Free property management software for landlords | Investors tracking returns | Yes |
| Yardi Breeze | Cloud based property management software | Mixed residential and commercial | Not stated |
Nine accounting options for property management
AppFolio
Best for: Property management companies with large portfolios that want accounting, leasing and maintenance in one platform.
Baselane
Best for: Independent landlords and small managers who want rental banking, bookkeeping and rent collection joined up in one app.
Buildium
Best for: Residential managers who want trust accounting, owner reports and a property website from one supplier.
DoorLoop
Best for: Landlords and small managers who want accounting, rent collection and maintenance in a modern app.
Hammock
Best for: UK landlords who want income and expenses tracked in real time and ready for Making Tax Digital.
Landlord Studio
Best for: Self-managing landlords who want expense tracking and reports, with a free plan after the trial.
Rentec Direct
Best for: US landlords and small management firms that want accounting, tenant screening and payments together.
Stessa
Best for: Rental investors who want free income and expense tracking with reports on how each property performs.
Yardi Breeze
Best for: Managers with residential and commercial units who want cloud accounting from a long-standing property software firm.
Making Tax Digital and property income
UK landlords should check this before choosing anything. HM Revenue and Customs (HMRC) guidance lets you check if you need to use Making Tax Digital for Income Tax to report your self-employment and property income, and it sets out income thresholds for the 2026 to 2027 tax year and the year after.
If you're caught by it, you'll need software that keeps digital records and sends regular updates to HMRC. Check whether a tool says it supports Making Tax Digital before you move your records into it.
Management company or self-managing landlord?
Management companies need trust accounting, owner statements, bank reconciliation across many clients and reports for each owner. Platforms built for them usually include leasing, maintenance and tenant portals too.
Landlords managing their own handful of properties usually need something simpler: income and expenses by property, receipts stored in one place and a clean summary for their tax return.
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If you sit in between, say a landlord with a growing portfolio who also manages a few properties for family, look for software that can handle owner statements without the full weight of a management company platform. It's a common gap, and choosing well now saves a second move later.
Moving your property accounts across
Start at a clean break, such as the beginning of a tax year or a quarter. Set up each property, tenant and owner first, then bring in opening balances rather than years of old transactions.
Keep your old records exported and stored safely, because you may need them for a tax enquiry. My guide on managing a rental property without the stress has more practical tips.
It's also worth setting a monthly routine from the start: reconcile the bank, check arrears and send owner statements on the same day each month. Owners trust a manager whose reports arrive like clockwork, and you'll spot problems while they're still small.
Questions to ask before you choose property accounting software
- Do I need trust accounting for client money?
- Can it produce statements for each owner?
- Does it track income and expenses by property?
- Does it support Making Tax Digital if I'm in the UK?
- Can tenants pay rent through it?
- Will my accountant be able to work with it?
Signs your property accounts need better software
- Statements take days. Automate owner reports.
- Receipts go missing. Store them by property.
- Rent arrives in different ways. Collect it in one place.
- Tax time is a scramble. Keep records digital.
Do you make accounting software for landlords or property managers? Tool makers can ask to be considered for a featured place on this list.
My plain advice on choosing property management accounting software
Match the software to the business you'll have in two years, not the one you have today. Moving property accounts is a big job, and you only want to do it once.
And ask your accountant before you choose. If they already work with a tool, you'll save time and fees at year end, and they'll spot problems early.
Online sellers need stock and platform feeds, which our guide to accounting software for ecommerce covers.
Related: the property management page.
Frequently asked questions
What is the best accounting software for property management?
It depends on whether you're a management company or a landlord. The list above is in no particular order.
Is there free accounting software for landlords?
Some tools say they're free or offer a free plan. The free plan column shows what each provider's own site says.
Do UK landlords need Making Tax Digital software?
HMRC's guidance lets you check if you need it for property income, with thresholds set for the 2026 to 2027 tax year and the year after.
What is trust accounting?
It's how management companies keep clients' money, such as rent and deposits, separate from their own.
Can I use general accounting software for property?
Yes, but property-specific tools make it easier to track income and expenses for each property.
Should my accountant choose the software?
Ask them. Using a tool they know saves time at year end.
