Landlord software, compared on what actually decides it
Most landlord software assumes your tenant will pay through it. That assumption is what pays for the free tiers — your tenant covers the screening fee and the payment fee. If your tenants are happy to move onto a portal, those products are good and you should use one.
SmartLeaseFlow is for the case where they won't. It reads your bank feed and tells you who paid — Zelle, check, or cash handed over at the door. Nobody has to change anything, and your tenant never pays us a cent.
| SmartLeaseFlow | TurboTenant | Avail | |
|---|---|---|---|
| Tracks rent paid by Zelle, check or cash | Automatically — matched from your bank feed | Manually — you record each payment yourself | Not published as an automatic feature |
| Tenant has to sign up | No | Yes, to pay rent | Yes, to pay rent |
| You have to ask your tenants to change how they pay | Never — they keep paying you however they already do | Yes, for rent to be tracked automatically | Yes, for rent to be tracked automatically |
| What the tenant pays | Nothing | $55 screening · $2 ACH on Free · 3.49% card | $2.50 per transfer on Free · 3.5% card |
| Free plan for landlords | No — we don't bill your tenant instead | Yes | Yes |
| Paid plan | $12–$79/mo depending on how many units | $149–$999/yr by unit count | $9/unit/mo |
| Price rises per unit | No — only when you pass 10 units, then 25 | No — it steps up at 10 units, then 30 | Yes, every single unit |
| Tenant screening | Not built in — run your usual service, record the result here | Included | Included (TransUnion) |
| Listing syndication | Not built in — we start once you have a tenant | 25+ sites | 19+ sites |
| State-specific leases with e-sign | Not built in — upload the lease you already use | Requires upgrade | Included |
| Condition photos for move-in / move-out | Yes, built for California AB 2801 | Included | Not listed |
| California deposit deadline tracked for you (§1950.5, 21 days) | Yes — dates computed from the statute, with calendar export | State law guides; deadline tracking not listed | Local lease clauses; deadline tracking not listed |
| Schedule E at tax time | Yes | Requires upgrade for auto-import | Income & expense tracking |
| Best for | Tenants who pay by Zelle, check or cash — and California landlords who want the deposit and photo dates watched | Landlords who want free, with tenants happy to use a portal | Landlords who want Realtor.com listings and built-in screening |
Every figure here was read from each company's own pricing page on August 31, 2026. If we've missed something or got something wrong, tell us and we'll correct it.
The detail, one at a time
SmartLeaseFlow vs TurboTenant
- Free to the landlord
- Tenant pays $55 to be screened, $2 per ACH
- Doesn't see Zelle, check or cash
SmartLeaseFlow vs Avail
- $9 per unit, per month on Plus
- Tenant pays $2.50 per transfer on the free plan
- Doesn't see Zelle, check or cash
Our pricing: $12/mo up to 10 units, $29 up to 25, $79 up to 100 — one price up to your unit count, no per-unit charge, and nothing billed to your tenants. Full pricing.
All product names are the trademarks of their owners. SmartLeaseFlow is not affiliated with, endorsed by, or sponsored by any of them. Prices and features change — check theirs before deciding.