Property Management software

Commercial Real Estate Agent with Communitas Realty Partners
I am curious to poll the management community, what kind of property management software do you use, what do you like about it, and what platforms have you heard about or experienced that others should avoid?

This entry hasn't been re-blogged:

Re-Blogged By Re-Blogged At
Commercial Real Estate
Property Management
Localism Beta
Colorado Commercial Real Estate
Commercial Property Haves / Needs
property management

Post a Comment
Spam prevention
Spam prevention
Show All Comments
Michael Monteiro
Buildium LLC - Quincy Center, MA

My company sells online property management software to small to medium sized property managers. We've been around since 2004 and we currently several several hundred customers all across the country managing over 40,000 residential and commerical units. You can sign up for a free trail on our website at Our flagship product, Property Manager edition, starts at $9.99/month. As an aside, I'm also a licensed sales agent in MA and RI.


Nov 21, 2007 03:14 AM #8
Michael J. O'Connor
Diamond Ridge Realty - Corona, CA
Eastvale - 951-847-4883

I don't manage units for others, just my own units and I use QuickBooks.  I like the ease of use of the software and the integration/reporting into TurboTax for year-end stuff.  I'm finding I'm able to pretty efficiently handle everything I need within QB supplemented by individual file folders on my desktop related to each unit.

There are only two things that don't really work well for me in my set-up.  The biggest problem is fixed asset tracking and depreciation.  It is rudimentary at best in QuickBooks.  My workaround is to use the prior year TurboTax to calculate depreciation amounts (entering the asset into the prior year as if I have bought the asset in the prior year).  Then I can figure out what it will be for the current year before I get to year-end tax calculations.

The second difficult area is late fee calculation.  It's not too big a chore as it seems like the people who are late are always the same and it is quite easy to see what was charged the last time they were late.

Security deposit accounting is pretty straight-forward as long as you know to set up the tenant as a 'vendor' for receipt (and ultimately the repayment or seizure) of the deposit.  Once you set one up, the rest are easy.

Nov 21, 2007 08:39 AM #9
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel
I am looking for some good suggestions as well. I think I will try Quickbooks.
Nov 22, 2007 12:59 AM #10
Realty Station, Real Estate and Property Management, Kitsap County, WA
Realty Station Inc. - Bremerton, WA

I haven't spoken with any other property managers who are 100% happy with their property management software program.  We have been uing TenantPro, and it needs improvement. 

My biggest issue is that when you move a new tenant into a property, you should be able to post all of their information on one form, and the program should be able to out the informtion where it goes.  As it stands now, we have to open several different windows to move in a new tennt, which is very time consuming.

Janice Beam, Broker

Nov 23, 2007 10:47 AM #11



   Have you considered using Rent Manager? They have a standalone and a web verison. They can be found here:  It is accounting & property management software. No need to run to systems.


Hope that helps,


Nov 29, 2007 08:31 AM #12
Monica Bourgeau
New Phase Business Coaching - Portland, OR
Business Coaching
We use RentManager also. I think it will work well once we get everything figured out.
Jan 13, 2008 10:31 AM #13
Jo Newton
Rentals Made Easy Mgmt Group - Conyers, GA
Realtor & Property Manager

I've been looking for a software that can help me with my business for the longest.  I'm currently using Quicken's Rental Property Manager but it's geared towards Owners/Landlords of their own propety vs. a Property Manager managing propeties for others.  For this reason I use my Microsoft Outlook for my task, reminders and to keep journals.  I can use all the help I can get.  I'm sure what ever I find, I'll have to tweak.  I just want something reasonable.  If it costly it better be able to do everything I want it to including wash dishes ;)

Best of Luck to All.

Jo Newton

Jan 14, 2008 11:49 AM #14
Philip Mark - Charlotte, NC

There will soon be a tool released for those individuals that want to manage their property themselves that will offer many of the robust features of some of the larger scale PM software packages, however this tool will be truly web based, and will offer features and services that will make it easier for the individual investor.

 It will be released soon.  Stay tuned.

Feb 11, 2008 11:13 AM #15
Wallace S. Gibson, CPM
Gibson Management Group, Ltd. - Charlottesville, VA

Managers of SFRs should use PROMAS that interfaces with ......I would stay AWAY from your client information being on the web.

PROMAS is very inexpensive compared to Yardi.  It is VERY user friendly and their tech support is AWESOME.  They have classes with most NARPM conferences as well as at their HQ in VA.  If you have a website through HomeRentals, you can post owner data on an intranet site and NEVER MAIL A STATEMENT AGAIN....I'm looking forward to doing this next year....

Not a steep learning curve....owners love the reports....I love the mgmt reports and ease of "statement/check" day....if you use HR for posting statements and ACH $$$ - you don't have to go to the post office.... 



Feb 11, 2008 11:27 AM #16
American Apartment Owners Association
American Apartment Owners Association - Denver, CO

Hi Jeff,  I did a couple of interviews regarding Property Management Software. The first in with Wayne Gathright, the owner of Tenant File, and the other is Denis Clark with Domin-8. There may be something in there of interest to you.  Very interested in your survey - it's important for us to know what works for landlords.


Feb 12, 2008 03:56 AM #17
Alison Cavano
Point2 Property Manager - Broadview Heights, OH

I would suggest DIY Real Estate Solutions.  It is web-based and is completely secure, using the same technology as the banking industry.  It is geared for both owners and property managers.

Here's the website:


Mar 17, 2008 10:51 AM #18
Wallace S. Gibson, CPM
Gibson Management Group, Ltd. - Charlottesville, VA

I'm 120% happy with PROMAS.....I just took over 5 SFRs from PM who uses YARDI and the owner can not understand it and the PM's bookkeeper does not understand it.  PROMAS y-t-d cash flow actually transposes directly to Schedule E.

PROMAS has frequent user classes at NARPM events and at their office in Vienna, VA...Tech Support is AWESOME!! 

Mar 17, 2008 12:50 PM #19
Kathy Dennison
Lighthouse Property Management - Grand Rapids, MI
We use Tenant Pro 7.0.  There are certainly times when it is does not do everything we wish it would. I do have to say that there tech support shows a vast improvement now that they have been bought out by another company!!
Mar 17, 2008 02:43 PM #20
Pamela Knight
Urban Knight Enterprises, Inc. - Phoenixville, PA

We have used Tenant Pro for the last 7 years, I wasn't to happy with it and tried QuickBooks, it's okay but I found myself going back to using Tenant Pro. 

Mar 19, 2008 05:39 AM #21
Charles Odom
Positive Properties LLC - Laurinburg, NC

I am looking for a rental property management software solution also. Could someone please list the set up steps for using QuickBooks Pro? Since I already have that software, I would like to try using it to manage the small amount of rentals that my company currently manages. We have less than 15 but hope to increase that number soon. Thanks.

May 17, 2008 01:53 PM #22
Robert Machado
HomePointe Property Management, CRMC - Sacramento, CA
CPM MPM - Property Manager and Property Management

We use Yardi but it is only for larger companies, it is expensive.  If I was looking right now I would try to find a good internet based program.

May 18, 2008 06:59 AM #23
James Rose

Hello members of this group    I received an email advertising, which 
is a web-based property management software program.  I am currently using it to 
manage my properties which range from 200 to 225 units (as well as properties I manage 
for others) and have had great results.  I pay only $75 a month to handle my day-to-day 
operational needs which I am thrilled about.

The software allows you to do the following:
· Manage your properties from any PC with internet access
· Give others customized access to your property data at no additional cost
· Quickly record and track income, expense, tenant and lease data
· Create reports in a simple and concise format
· Create pre-populated notices with a click of a button
· Organize maintenance tasks with a convenient calendar feature
· Protect yourself from data loss with their secure server environment
· Simple and easy to use
· Free unlimited customer support     

There is a free 15-day trial that you can sign up for and try the software for yourself.  If 
you manage property, you have to look at this company. Here is the direct link for you to 
see for yourself.  I hope you find that it helps you as 
much as it has helped me!

Aug 12, 2008 07:52 PM #24
Brian Belcher
RE/MAX Metro Realty - Charlotte, NC
Charlotte Realtor

Hi Jeff,

I'm glad I ran across your blog posting and all the great feedback. 

I work at RE/MAX Metro Realty in Charlotte, North Carolina and I've been considering adding a property management division to my team.  

What should I be aware of before taking on this HUGE project?  I would greatly appreciate any advice you're willing to share.


Brian Belcher - Carolina Home Pros Team - RE/MAX Metro Realty  

Aug 20, 2008 04:49 AM #25
Jeff Tompkins


First and foremost keep in mind all the pieces you will have to take on in starting a management side to your business.  Most companies will want you to do all the accounting/bookkeeping for a property, meaning you have to find a fully integrated software platform that will help you do the accounting, as well as managing tenants, lease renewals, staffing, etc.  IREM has some good webinars (and if you plan to do commercial property management they are a good group to join), and just came out with one called "Starting a Property Management Company and On-going Operations".  I dont know as much about the residential side of things, as I focus on commercial, but I think it would depend on if you are looking to form an HOA management company, or just want to manage individual houses.  You will also need to set up good contacts, with maintenance people, professionals like plumbers, electricians, etc.

Aug 20, 2008 02:13 PM #26
Cheryl Johnson
Highland Park, CA

You know, I don't want my PM software to do everything under the sun.  I want it only to keep track of tenant's rent payments, let me know who hasn't paid, tally up late charges, let me know when leases need to be renewed.  I don't need it to display photos of the tenants or the properties.  I don't need it to manage my vendor list.  I just want it to "show me the money."  As quickly and as painlessly as possible.

Many, many, many  years ago we used the old DOS version of Tenant File.  Now ~that~ did exactly what I wanted.  Sometimes I dream about installing it now, and just running it from a DOS prompt.  I'd do it, too, except the staff would probably stage a mutiny.  :-)

Aug 25, 2008 11:48 PM #27
Post a Comment
Spam prevention
Show All Comments

What's the reason you're reporting this blog entry?

Are you sure you want to report this blog entry as spam?


Jeff Tompkins

Ask me a question
Spam prevention