Best property management software for student housing

Our top picks for student housing, ranked by how well they fit the job — not by who pays us. 4 tools made the list.

Reviewed by Landlory editorial team · How we rank · Updated July 2026

Tool	Strength	Starts at	Rating	Free
Innago	Highest rated Genuinely free with no unit caps	Free	★ 4.9	Plan
Yardi Breeze	Best value Yardi pedigree; handles commercial, affordable and HOA	$100/mo	★ 4.2	No
AppFolio	True all-in-one (leasing, accounting, maintenance, inspections)	Custom	★ 4.5	No
Rent Manager	Very deep, customizable accounting; handles mixed residential/commercial	Custom	★ 4.5	No

1. 1
   Innago Highest rated ★ 4.9 · G2 Free plan

   100% free PM software for small and independent landlords.

   Best pro: Genuinely free with no unit caps · Watch out: Lighter accounting and reporting

   Visit Innago →
2. 2
   Yardi Breeze Best value ★ 4.2 · Capterra (326) from $100/mo

   Easy cloud PM from Yardi for SMB managers across property types.

   Best pro: Yardi pedigree; handles commercial, affordable and HOA · Watch out: Less feature depth than AppFolio

   Visit Yardi Breeze →
3. 3
   AppFolio ★ 4.5 · Capterra (1,938) Custom

   AI-forward platform for mid-to-large residential portfolios.

   Best pro: True all-in-one (leasing, accounting, maintenance, inspections) · Watch out: 50-unit minimum locks out small landlords

   Visit AppFolio →
4. 4
   Rent Manager ★ 4.5 · Capterra Custom

   Deep, customizable platform for mid-large and mixed portfolios.

   Best pro: Very deep, customizable accounting; handles mixed residential/commercial · Watch out: Complex with a steeper learning curve

   Visit Rent Manager →