Avail
FreemiumAll-in-one landlord software by Realtor.com for listing rentals, screening tenants, managing leases, collecting rent, and tracking maintenance — built for DIY landlords.
What does this tool do?
Avail is a property management platform owned by Realtor.com designed specifically for individual landlords and small-scale property investors who want to handle rentals without hiring a professional property manager. The core workflow includes listing properties across 24+ rental sites (Realtor.com, Redfin, Zumper, etc.), screening tenant applications with credit reports, managing digital lease agreements with state-specific templates, collecting rent payments through their platform, and tracking maintenance requests with associated costs. The free tier covers essential functions like listing, basic tenant screening, digital lease signing, and rent collection, while the Unlimited Plus ($9/unit/month) tier adds FastPay for faster payouts, waived ACH fees, branded property websites, and priority customer support. The platform automatically categorizes rent payments and maintenance expenses into an accounting dashboard for tax preparation. What distinguishes Avail is its focus on DIY landlords rather than professional property managers—the interface emphasizes simplicity and speed, with features like one-day listing turnaround and tenant messaging consolidated into a single inbox.
AI analysis from Feb 23, 2026
Key Features
- Multi-site rental listing distribution to 24+ platforms including Realtor.com, Redfin, Zumper with optional premium placement upgrades
- Tenant application and screening with credit history reports and customizable application questions (Plus tier)
- State-specific, lawyer-reviewed lease agreement templates with digital e-signature capability and template customization/cloning (Plus tier)
- Online rent collection with FastPay option for faster payouts and waived ACH fees on Plus tier
- Maintenance request tracking with cost tracking and resolution monitoring accessible via accounting dashboard
- Consolidated tenant messaging inbox for communication, rent reminders, and lead responses
- Automated accounting dashboard that categorizes rental income and maintenance expenses with 1099-K tax reporting
- Branded property websites for individual listings (Plus tier feature)
Use Cases
- 1Individual landlords managing 1-5 rental properties who need to list, screen tenants, and collect rent without paying professional property management fees (typically 8-12% of rent)
- 2New landlords who lack experience with lease agreements and need state-specific, lawyer-reviewed templates with digital signing capabilities
- 3Small portfolio owners who need to track rental income and maintenance expenses separately for tax filing and financial reporting
- 4Property owners seeking to list across multiple platforms simultaneously to maximize tenant exposure without manual re-listing on each site
- 5Landlords wanting to streamline tenant communication and maintenance tracking in one platform to reduce time spent coordinating across email, phone, and separate tools
- 6Investors managing properties remotely who need mobile access to rental management functions and real-time payment notifications
Pros & Cons
Advantages
- Genuinely free tier covers most essential landlord tasks—listing, screening, lease signing, rent collection, and maintenance tracking—which eliminates the all-in barrier for DIY landlords testing the waters
- Multi-site distribution to 24+ rental platforms including high-traffic sites like Realtor.com and Redfin means better tenant reach without manual posting on each platform
- State-specific, lawyer-reviewed lease templates reduce legal risk and the need to hire an attorney, and Plus tier allows customization and template cloning for portfolio consistency
- Built-in accounting dashboard automatically categorizes rent and expenses for straightforward tax preparation, addressing a major pain point for DIY landlords
- Live phone customer support is explicitly highlighted and praised in reviews, differentiating it from fully self-serve competitors and valuable for landlords in 'unique situations'
Limitations
- Pricing model is per-unit/month ($9), which becomes expensive for portfolio landlords managing 20+ properties (would cost $180/month on Plus tier alone), making it less competitive against flat-rate property management software
- Free tier lacks advanced customization options and FastPay feature, creating artificial feature gates that push users to paid tier earlier than necessary for many use cases
- No mention of integrations with accounting software (QuickBooks, Wave, etc.), meaning landlords still need manual data entry or exports if they use separate accounting platforms
- Limited transparency on tenant screening depth—the site mentions 'credit history' and 'screening reports' but doesn't specify what data points are included or how it compares to professional screening services
- Platform appears optimized for small portfolios; multi-property management features and bulk operations are not prominently discussed, suggesting poor scaling for landlords with 30+ units
Pricing Details
Free tier (Unlimited): $0/unit. Includes listing on 24 sites, rental applications and screening, state-specific leases with digital signing, streamlined rent collection, maintenance tracking, tenant portal access, and income/expense tracking. Plus tier (Unlimited Plus): $9/unit per month. Adds FastPay for faster payouts, waived ACH charges, custom rental application questions, lease customization, branded property websites, and priority customer support with 2x faster response times. No mention of setup fees or transaction fees on free tier rent collection.
Who is this for?
Individual landlords and small property investors (managing 1-15 units) who prefer DIY management over hiring a property management company, particularly first-time landlords who need guided workflows and legal templates. Best suited for investors aged 25-55 with moderate technical comfort, who value time-savings and transparency in fees, and operate in US markets requiring state-specific lease compliance. Not ideal for large commercial portfolios, property management companies, or landlords needing heavy integrations with external accounting/HR systems.