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Quick verdict: Both are excellent for DIY landlords. TenantCloud (paid from $15/mo, free tier) is the better all-in-one — accounting, maintenance, and listings in one place. Avail (free core + low per-unit upgrade) is best if you mainly want simple online rent collection, applications, and leases for a few units.
Compared at a glance (2026)
| TenantCloud | Avail | |
|---|---|---|
| Free tier | Yes (limited) | Yes (core features) |
| Paid from | $15/mo | Per-unit upgrade (low) |
| Strength | All-in-one accounting + management | Simple rent collection + leases |
| Best for | Landlords wanting more features | Few units, keep it simple |
Verified against 2026 roundups from Baselane and TenantCloud. Confirm current pricing on each site.
How we review: total cost at your portfolio size, ease of use, feature depth, support, and real user feedback — see our methodology. Last updated July 2026.
TenantCloud and Avail are both built for the DIY landlord — the owner who self-manages a handful of units and wants software to handle rent, screening, and paperwork. They overlap on the basics but split on philosophy: TenantCloud is the deeper all-in-one with real accounting, while Avail is the streamlined choice for collecting rent and signing leases without fuss. Here is how to choose.
Cost at your portfolio size
Both offer a free tier, so entry cost is low either way. TenantCloud’s paid plans start around $15/mo and unlock accounting, expanded listings, and more automation — worth it once you manage several units or want tax-ready books. Avail keeps its core rent collection, applications, and leases free, charging a low per-unit fee mainly for premium screening and listing syndication. For one or two units kept simple, Avail can stay nearly free; for a growing portfolio that needs real financial tracking, TenantCloud’s paid tier earns its keep.
Rent, screening, and leases
Both handle online rent (ACH and card), tenant screening (credit, criminal, eviction), and e-signed leases well. Avail leans into simplicity and strong listing syndication — it pushes your vacancy to major rental sites automatically, which fills units fast. TenantCloud matches the essentials and adds a more organized maintenance-request system and landlord reference checks. If marketing vacancies quickly is your priority, Avail edges ahead; if you want maintenance and screening under one deeper roof, TenantCloud does.
Accounting and management depth
This is TenantCloud’s clear advantage. Its income/expense tracking and financial reports make tax time and budgeting far easier, and it scales more gracefully across multiple units. Avail keeps finances intentionally light — fine if you track money elsewhere, limiting if you want everything in one dashboard. Landlords who want their books, maintenance, and listings in a single tool should lean TenantCloud; those who just want to get paid and sign leases will prefer Avail’s simplicity. For larger portfolios, compare our best property management software for 10–50 units.
Frequently asked questions
Which is better for a small DIY landlord?
For one to a few units kept simple, Avail is excellent — free core rent collection, applications, leases, and strong listing syndication. If you want accounting and maintenance tools in the same place, TenantCloud’s all-in-one approach (free tier, paid from $15/mo) is the better fit.
Are TenantCloud and Avail really free?
Both have genuine free tiers. Avail keeps core rent collection, applications, and leases free, charging mainly for premium screening and listings. TenantCloud’s free plan covers essentials, with accounting and expanded features on paid plans from about $15/mo.
Which has better tenant screening?
Both offer solid screening (credit, criminal, and eviction checks). Avail’s reports are detailed and fast, while TenantCloud bundles screening with the rest of its management tools. If screening depth is your main concern, Avail is a strong pick; for screening plus everything else, TenantCloud.
Which is better for accounting?
TenantCloud. Its income/expense tracking and financial reports are more detailed than Avail’s lighter tools, making it the better choice for landlords who want tax-ready books inside the same platform.
The bottom line
Choose TenantCloud if you want an all-in-one with real accounting and maintenance tools that scales with your portfolio. Choose Avail if you manage a few units and want free, simple rent collection, applications, and leases with great listing exposure. Both are free to start — set up one property on each and keep the one that matches how hands-on you want to be.