LandlordPro vs Propertyware: Which is Right for You?
What Propertyware does well
Depth and configurability for a management company: full feature parity across all three tiers (accounting, portals, maintenance, screening, payments, e-signature, inspections, vendor portals), deep workflow customization, native listing syndication for single-family marketing, and RealPage's infrastructure behind it. Add-on contact centers handle maintenance and leasing calls for firms that want to outsource them.
Where Propertyware fits:
- Third-party management companies running single-family portfolios
- Firms with staff who need role-based workflows and vendor portals
- Operations that can absorb an implementation project
Why it does not fit an owner-operator
The pricing structure is the disqualifier long before the feature list is:
- $250/month minimum on the cheapest tier, plus an implementation fee of two months' subscription — roughly $500 before you collect a dollar of rent.
- $100–$200 per unit per month. At any small portfolio size you pay the minimum, which works out to more per door than any owner tool.
- Billing moves in 50-unit increments.
- Steep learning curve and non-intuitive workflows, per reviewers — costly when there is no staff to absorb it.
- Recurring complaints about glitches, slow ACH clearing and inconsistent support, with reporting described as too limited to run year-over-year comparisons.
Where LandlordPro wins
Built for the self-managing landlord
- Free tier up to 4 units — no credit card
- $19/mo Starter plan is lower than most competitors' minimum
- Every feature is reachable in 2 clicks, not 5
- Mobile-first PWA — works great on the jobsite
Features no other tool ships
- Eviction timeline tracker with per-state deadlines
- Tenant records bundle PDF with plain-English records summary
- AI receipt scanning with category suggestions
- Native property inspections (7 types)
- Geo-matched vendor ad marketplace
Feature-by-feature comparison
| Feature | LandlordPro | Propertyware |
|---|---|---|
| Starting price | Free (2 properties, up to 4 units); $19/mo Starter | $100/unit/mo, $250/mo minimum |
| Setup or implementation fee | none | 2x the monthly subscription |
| Minimum commitment | none | $250–$450/mo minimum by tier |
| Built for | Owner-operators and small managers | Professional single-family management companies |
| Tenant screening Propertyware transaction fees are not published. | ✓ Yes | ✓ Yes |
| E-signature leases | ✓ Yes | ✓ Yes |
| Native property inspections | ✓ Yes | ✓ Yes |
| Legal notices Not surfaced as a first-class feature. | ✓ Yes | Partial |
| Eviction timeline with deadline tracking | ✓ Yes | × No |
| Tenant Records Bundle PDF with AI summary | ✓ Yes | × No |
| AI receipt scanning | ✓ Yes | × No |
| Maintenance and vendor management Propertyware adds paid contact centers. | ✓ Yes | ✓ Yes |
| Owner portals and statements Propertyware is built for reporting to outside owners. | Partial | ✓ Yes |
| Setup time | Same day | Implementation project |
| Support included Reviewers report multi-week ticket delays. | ✓ Yes | ✓ Yes |
Pricing comparison
Pricing below is LandlordPro's published SaaS pricing and Propertyware's widely advertised pricing as of June 2026. Both vendors offer discounts and may run promotions — confirm current numbers on each vendor's pricing page before committing.
| Scenario | LandlordPro (monthly) | Propertyware (monthly, estimated) |
|---|---|---|
| 4 units | Free | $250/mo minimum + ~$500 implementation |
| 10 units | $49 (Pro) | $1,000/mo at Basic per-unit pricing |
| 50 units | $99 (Property Manager) | $5,000/mo at Basic per-unit pricing |
| Managing for outside owners | Not our focus | Propertyware, and it is worth the money at that scale |
Who should pick which?
Pick Propertyware if…
- You run a management company with staff and outside owners
- You need role-based workflows, vendor portals and deep customization
- Your revenue is management fees, not rent
Pick LandlordPro if…
- You own the rentals yourself and the bill comes out of your rent
- You want to be running today, not after an implementation
- You want notices, the eviction timeline and AI receipt scanning without enterprise pricing
Switching from Propertyware to LandlordPro
Moving landlord software feels risky mostly because nobody explains the order of operations. Here it is, plainly.
1. Export from Propertyware. Propertyware exports through its reporting module; the rent roll, tenant directory and lease report carry most of what an import needs.
2. Import properties and units first. Pull the rent roll first — it carries properties, units and current tenancies together. Tenants and leases follow. The import wizard accepts CSV for properties, units, tenants and leases.
3. Re-authorize rent payments. No platform can hand an ACH authorization to another one — that agreement is between your tenant, their bank and the processor. Tenants re-enroll once from the portal, and Venmo and Zelle need nothing set up at all.
4. Run one month in parallel. Keep the old account alive through one full rent cycle and check both against your bank statement. When they agree, cancel. This costs one month's subscription and removes essentially all of the risk.
What won't come across. Owner reporting, trust accounting and custom workflow configuration have no destination here. If you are leaving a management business behind, keep those exports as the archive.
What you actually get
Comparison tables flatten everything into checkmarks. These are the parts landlords actually notice in the first month, in the order they tend to notice them:
- AI receipt scanning with your phone as the scanner. Photograph the receipt, the data comes off it, and it files itself onto the Schedule E line your tax preparer is going to ask for. This is the one that saves the most hours.
- Guided photo walkthroughs. Your phone becomes the move-in and move-out condition record — a guided sequence, timestamped, so a deposit dispute is a document instead of an argument.
- A rent roll that handles the awkward months. Payments, late payments, partial payments, credits and discounts, mid-month turnover with two tenants in one unit — the cases that break a spreadsheet.
- Leases in minutes, customizable, e-signed. A wizard walks the terms, the lease generates against your state's template, and it goes out for signature without leaving the app.
- Phone contacts that sync themselves. Add a tenant and they land in your phone's contacts, rent amount on the contact card, so an unknown number calling at 9pm has a name and a balance attached.
- Power tools on the side. Deal analyzer, cash flow tool, and an early payoff calculator, for the next property rather than the ones you already own.
The product is built and run by one person who self-manages 13 units — three duplexes, a triplex and a quad. Every feature above exists because the alternative was doing it by hand on a Saturday.
Frequently asked questions
How much does Propertyware cost for a small landlord?
More than the per-unit rate suggests. The cheapest tier is $100 per unit per month with a $250 monthly minimum, plus an implementation fee equal to two months of subscription — so roughly $500 before the first rent payment.
Is Propertyware worth it?
For a third-party management company running single-family portfolios with staff, genuinely yes. For someone managing their own units, the minimum alone costs more per year than most owner tools cost in five.
What is the difference between Propertyware and LandlordPro?
Audience. Propertyware is built for firms managing on behalf of owners, with owner portals, trust accounting and configurable workflows. LandlordPro is built for the person who owns the units, with notices, inspections, receipt scanning and an eviction timeline at a flat monthly price.
Can I move from Propertyware without an implementation project?
Yes. Export the rent roll, run the import wizard and you are collecting rent the same day.
Try LandlordPro free — up to 4 units, no credit card
See whether the workflow fits you before you pay anything. If you outgrow us, you can export everything and move on.
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