Best Property Management Software for Small Landlords (2026): Stessa vs TurboTenant vs Baselane vs a Spreadsheet
Looking for property management software for small landlords? For most small landlords (1 to 10 units), the best choice depends on one question: do you want your tenants to pay online? If tenants pay by check or Zelle and you just need clean records, a free spreadsheet is enough. If you want free online rent collection plus listings and tenant screening, TurboTenant fits best. If you want bookkeeping and tax reports done for you, Stessa or Baselane fit best. Here is how all four compare, with real fees on a $1,400 rent.
Prices checked on 11/03/2026. These companies change their plans often, so confirm on each website before you sign up.
In this article
- Quick comparison table
- What does “free” really cost on a $1,400 rent?
- Stessa: best for bookkeeping and taxes
- TurboTenant: best for finding tenants and collecting rent
- Baselane: best for a separate rental bank account
- A spreadsheet: best for 1 or 2 units and full control
- Which property management software should small landlords choose?
- Frequently asked questions
Quick comparison table
| Stessa | TurboTenant | Baselane | Spreadsheet | |
|---|---|---|---|---|
| Free plan | Yes (Essentials) | Yes (Free) | Yes (Core) | Yes, always $0 |
| Paid plans | $12 or $28 a month (billed yearly) | $149 or $199 a year for 1 to 10 units | $20 a month (billed yearly) | None |
| Online rent collection | Yes | Yes | Yes | No |
| ACH fee on the free plan | Not listed on Stessa’s pricing page; check before you sign up | $2 paid by the tenant | $2 to $5, landlord or tenant pays (waived when rent goes to a Baselane bank account) | None |
| Card payments | Not listed on Stessa’s pricing page | 3.49% paid by the tenant | 3.49% paid by the tenant | None |
| Tenant screening | Yes | Yes, $55 paid by the applicant ($45 on Pro) | Yes, from $24.99 paid by the applicant | No |
| Leases | $15 per state lease on the free plan | E sign leases on paid plans | Not included | Use your own |
| Schedule E report | Paid plans | Pro plan | Free plan | Build it yourself |
| Bank feeds | Yes, unlimited | 1 account free, more on Pro | Built in bank account | No |
| Best for | Bookkeeping and taxes | Listings, screening, rent | Separate rental banking | Simple records, 1 or 2 units |
What does “free” really cost on a $1,400 rent?
All three apps are free for the landlord on the basic plan. The cost moves to the payment fees, which usually land on your tenant. Here is a year of rent at $1,400 a month on each free plan:
| Payment method | Fee per payment | Fees for 12 months | Who usually pays |
|---|---|---|---|
| Bank transfer (ACH) | $2.00 | $24.00 | Tenant |
| Card at 3% | $42.00 | $504.00 | Tenant |
| Card at 3.49% | $48.86 | $586.32 | Tenant |
| Zelle or check with a spreadsheet | $0.00 | $0.00 | No one |
ACH is cheap and most tenants accept it. Card fees add up fast, so many landlords allow card payments only as a backup. Also check how long money takes to reach you. Stessa, for example, offers faster (“accelerated”) rent payments only on its paid plans.
Stessa: best for bookkeeping and taxes
Stessa started as a bookkeeping app for rental owners, and that is still where it shines. You connect your bank and credit card, and it pulls in and sorts your rental income and expenses.
- Good: unlimited properties and bank connections on the free plan, online rent collection with reminders and late fees, tenant screening, and a basic tax package.
- Watch out for: only 5 receipt scans a month on the free plan, the Schedule E report starts on the Manage plan ($12 a month billed yearly, or $15 monthly), and state leases cost $15 each on the free plan.
- Pick it if: your biggest headache is tax time and you want income and expenses sorted for you.
TurboTenant: best for finding tenants and collecting rent
TurboTenant is built around the tenant journey: listing the unit, taking applications, screening, signing the lease and collecting rent.
- Good: unlimited listings, online applications and screening on the free plan, with the applicant paying the screening fee. Online rent collection is free for the landlord.
- Watch out for: on the free plan the tenant pays $2 per ACH payment, transactions are entered by hand, and e sign leases, the forms pack and automatic bank import need a paid plan. Tax reports (Schedule E) are on the Pro plan ($199 a year for 1 to 10 units).
- Pick it if: you fill vacancies yourself and want listing, screening and rent in one place.
Baselane: best for a separate rental bank account
Baselane combines a free business bank account with rent collection and bookkeeping. Keeping rental money in its own account is one of the best habits a small landlord can build, and Baselane makes it easy.
- Good: free checking and savings accounts with no monthly fee (FDIC insured through its partner bank), rent collection with reminders and late fees, a tenant ledger, a rent roll and Schedule E reports on the free plan.
- Watch out for: it works best when your rent lands in a Baselane account, leases are not included, and features like auto tagging and 2 day deposits are on the Smart plan ($20 a month billed yearly).
- Pick it if: you mix rental and personal money today and want a clean separate account with bookkeeping built in.
A spreadsheet: best for 1 or 2 units and full control
Every app above is built to grow with landlords who own many units. If you own a duplex or a single rental, a good spreadsheet may be all you need.
- Good: no fees for you or your tenant, no account or bank login to share, works offline, and your records stay yours forever. A ledger with formulas keeps the running balance for you.
- Watch out for: you type each payment yourself, there is no tenant portal, and you need to back up the file.
- Pick it if: your tenants already pay by Zelle, check or ACH to your bank, and you spend about 10 minutes a month on records.
Our free rent ledger template is made for exactly this. It tracks rent, late fees, partial payments and the running balance, and works in Excel and Google Sheets. Pair it with the rent receipt template for cash or Zelle payments.
Which property management software should small landlords choose?
| If this sounds like you | Choose |
|---|---|
| 1 or 2 units, tenants pay by Zelle or check, you want simple records | Spreadsheet |
| You fill vacancies yourself and want listings, screening and online rent | TurboTenant |
| Tax time is your biggest pain and you want expenses sorted automatically | Stessa |
| Rental and personal money are mixed and you want a separate account | Baselane |
| You want online rent but also a record you fully own | Any app plus a spreadsheet backup |
Many small landlords use two tools: an app to collect rent and a spreadsheet ledger as the master record. Once a year, export the app’s payment history and check it against your ledger. If you ever switch apps or the company changes its free plan, your records stay safe.
How we compared: we read each company’s pricing page and fee pages on 10/29/2026 and compared the plans a small landlord would actually use. We do not sell landlord software. We have no affiliate deals with any of these companies and earn nothing if you sign up.
Frequently asked questions
Is Stessa really free?
The Essentials plan costs the landlord $0 and includes bank feeds, rent collection and basic reports. Tenants usually pay the payment fees (check Stessa’s site for the current amounts). Schedule E reports and more receipt scans need a paid plan.
Is TurboTenant free for landlords?
Yes, the Free plan costs the landlord nothing. Applicants pay the screening fee and tenants pay the online payment fees. Paid plans add e sign leases, automatic bank import and tax reports.
Can I use a spreadsheet instead of landlord software?
Yes. With a few units (1 to 4), a spreadsheet ledger covers what you need: rent charged, payments, late fees and the running balance. You enter payments yourself, which takes a few minutes a month.
Which app is best for Schedule E?
Baselane includes Schedule E reports on its free plan. Stessa adds them on its paid Manage plan and TurboTenant on its Pro plan. With a spreadsheet, total each expense category once a year and copy the numbers to Schedule E lines 3 to 19.
Should tenants or landlords pay the online payment fee?
Most free plans pass the fee to the tenant. Some states and cities limit fees landlords can charge tenants, so check your local rules and say in the lease who pays.
