TL;DR
- Avail’s free plan only charges landlords for faster payouts, waived fees, and customization.
- TenantCloud doesn't offer a free plan, only a free trial, with pricing starting at $180 a year.
- TenantCloud bills by lease count rather than properties, with plans for 10, 30, or 60 leases.
- Avail doesn't have a mobile app, while TenantCloud has both native iOS and Android apps.
- TenantCloud has broader syndicated listing reach, including Zillow, while Avail's syndication options are more limited.
- Avail's export covers accounting data, rather than full property and tenant records.
When it comes to property management software, choosing between TenantCloud vs. Avail is harder than it looks. The two platforms are surprisingly similar: both offer tenant screening, lease signing, rent collection, syndicated rental listings, and many other useful features.
If you’re only comparing features and tools, you might struggle deciding which software to choose. However, take time to consider the crucial differences (billing, mobile app support, customer service, and more) to make the right choice.
By the end of this guide, the TenantCloud vs. Avail decision should come down to your unique portfolio, what each software option costs, and how likely you can get started with each. Let’s dive in.
Avail vs. TenantCloud: The Basics
Avail, a property management platform, was acquired in December 2020 by Move, Inc., which also operates Realtor.com. Avail’s rental software was built for landlords who manage their own properties and want to upgrade from using spreadsheets. While it offers several tools for landlords, neither Avail plan includes team member seats or user roles.
TenantCloud is a platform geared toward DIY landlords, with broader support than many of its competitors including Avail. There are three plans available, with the highest plans including team member options, user roles, owner portals, and owner statements. With that in mind, TenantCloud is priced for landlords who plan to scale and eventually work with outside parties. Although, many small and DIY landlords enjoy the smaller plans without needing to upgrade.
Avail’s free plan covers an unlimited number of rental units, and while TenantCloud doesn’t offer a free plan, it offers a 14-day free trial and also lets landlords manage unlimited properties on every tier. Active leases are capped at 10, 30, and 60 across the Starter, Growth, and Pro plans.
Both Avail and TenantCloud give you the same day-to-day tools:
- Online rental applications and TransUnion-backed credit, criminal, and eviction screening
- State-specific lease templates with electronic signatures
- Recurring rent collection with autopay and automatic late fee options
- A maintenance request queue that tenants can use from their own portals
- Local rent comparison reports on your rental properties
Admittedly, the two platforms look fairly similar on paper. However, you’ll need to consider how much each charges per transaction, what happens when you upgrade to the next level, and what other users have said about each platform.
Feature-by-Feature Comparison
TenantCloud vs. Avail can look like a close call, but the two differ in some important (and pricey) areas.
The chart below reflects what each platform offers as of September 2026. Before signing up for either software, you should double-check that Avail and TenantCloud still have these features:
| Avail | TenantCloud | |
|---|---|---|
| Built for | DIY landlords, any unit count | Landlords and small management companies |
| Listing syndication | 19 sites, no Zillow | Four free sites, plus a paid premium tier that includes Zillow |
| Tenant screening | TransUnion, price varies by state, either the landlord or the applicant pays | TransUnion, $40 or $45, applicant pays |
| Rent payout speed | 3 business days, next day on Plus | 5 to 7 days, or 2 to 3 days with Faster Payments |
| Accounting | Income and expense tracking, 1099-K | Bank reconciliation and tax reports on Pro |
| Mobile app | None | Native iOS and Android |
| Customer support | Email, priority response on Plus, phone support on weekdays from 8 am to 6:30 pm CST | Email, plus phone support on weekdays from 9 am to 5 pm CST |
| Starting price | Free, or $9 per unit monthly | From $15 a month, billed annually |
The mobile app (or lack thereof) is one of the biggest differences in TenantCloud vs. Avail. Avail doesn’t offer a native iOS or Android app, though landlords and tenants can still access the platform through a mobile browser. TenantCloud, meanwhile, offers dedicated mobile apps for both iOS and Android.
Avail also doesn’t have the same syndication reach as TenantCloud. Although landlords who use Avail can publish listings to 19 different sites in one click, they’ll miss out on Zillow’s massive audience.
Meanwhile, TenantCloud syndicates listings for free to its own site, as well as Rentler, Realtor.com, and Apartments.com. TenantCloud users who manage less than 25 units can expect free syndicated listings to Zillow, and an upgraded, premium tier that covers Trulia, Redfin, Zillow, and more costs $30 for 30 days.
Avail Pricing at a Glance
Pricing is where the TenantCloud vs. Avail debate shifts. (Note: The figures in this section and the TenantCloud section below were taken from company websites as of September 2026.)
- Avail’s free “Unlimited” tier covers unlimited units. It also includes rental listing syndication, applications with TransUnion screening reports, and generic state-specific leases with digital signing. Unlimited plans also include day-to-day tools like rent collection, maintenance tracking, bookkeeping, tenant messaging, and a tenant portal.
- The Unlimited Plus plan costs $9 per unit per month. Upgrading to a paid membership gets you next-day payouts through FastPay, waived bank transfer fees, customizable applications and leases, and a branded property website. Avail also promises Plus subscribers priority support at twice the standard response speed.
Tenants are responsible for paying some fees:
- Bank transfer fee: Costs tenants $2.50 per transaction on the free Unlimited plan; no cost for tenants whose landlords have Unlimited Plus
- Card processing fee: Costs tenants 3.5% of any payment made by credit or debit card; still applies on the Unlimited Plus plan
- Tenant screenings: Price varies by state; either the landlord or tenant can pay. Still applies on the Unlimited Plus plan
Pro Tip: Check out this article for a longer look at how Avail’s rent collection works can give you some more details.
TenantCloud Pricing at a Glance
Unlike Avail, TenantCloud doesn’t offer a free plan. With that in mind, TenantCloud’s paid plans aren’t calculated by unit, so you still likely end up saving money in the long run.
You can sign up for a free 14-day trial of any of these membership tiers to test the software and save additional money by paying annually rather than monthly. Here’s how it all breaks down:
| Plan | Billed annually | Monthly equivalent | Active leases |
|---|---|---|---|
| Starter | $180 | $15 | 10 |
| Growth | $350 | $29.17 | 30 |
| Pro | $600 | $50 | 60 |
| Business | Custom | From $100 | Custom |
(Month-to-month billing costs more: $35 for Growth and $60 for Pro.)
Bank reconciliation, tax reports, the owner portal, and owner statements are available starting at the Pro level. User roles are available starting at Growth, while the Business plan adds expanded team management tools and custom roles.
Like Avail, TenantCloud also charges certain tenant fees, though these costs decrease depending on the landlord’s membership. TenantCloud charges $1.95 per bank transfer to tenants whose landlords use Starter, $1.75 for tenants of landlords on the Growth plan, and $1.50 for tenants whose landlords are on Pro.
For card payments, meanwhile, TenantCloud charges a 3.5% transaction fee, plus 30 cents per transaction.
You can learn more at the TenantCloud pricing page.
User Reviews: What Landlords Are Saying
As of September 2026, Avail has a 4.6 out of 5 stars on Capterra and a 4.8 on G2. TenantCloud holds 4.3 on Capterra and 4.4 on G2.
Avail reviewers typically praise the free plan, how easy it is to get tenants started, and the polished, professional-looking lease templates. As for complaints, the missing mobile app tends to draw the most ire, with one Capterra user calling it “baffling.”
Reviewers also complain about Avail’s financial reporting, with some handling year-end accounting entirely outside the product. Last but not least, price increases also lead to negative reviews, and views on Avail’s customer service are mixed.
Meanwhile, TenantCloud users tend to take issue with slow payment disbursement, while reviews of the QuickBooks integration run both ways. However, reviewers often praise the mobile app, which lets you manage properties on the go from anywhere with an internet connection. And with subscriptions based on flat fees, landlords don’t have to guess how much they’ll owe every month.
Choose TenantCloud If...
TenantCloud stands out from other property management software because of a handful of key tools. You should choose TenantCloud if:
- You operate more than a few rental units and per-unit pricing outweighs a flat, monthly rate
- You need real accounting tools, including bank reconciliation, tax reports, and a proper income and expense ledger
- You work with other people, whether that’s staff, a co-owner, or another property owner who needs their own login
- Your tenants live on their phones, and mobile browsers are too clunky to coordinate on-time rent payments
- You expect to grow into the software by adding to your portfolio in the next few years
Choose Avail If...
Just like TenantCloud is the right fit for some landlords, certain others will get more use out of Avail. You might want to sign up for Avail if:
- You manage a small portfolio yourself, and nobody else will ever need access
- You’re on a tight budget and can get away with using Avail’s limited free Unlimited tier
- You want simplicity instead of more detailed and scalable tool offerings
- Your listings perform well on Realtor.com, Zumper, and Redfin, and you do not need Zillow
Your budget will settle much of the TenantCloud vs. Avail question before you commit to one platform or the other. Avail’s free (albeit limited) Unlimited plan costs nothing no matter how many units you manage. TenantCloud’s $15 Starter plan, on the other hand, beats Avail’s Unlimited Plus at $9 per unit from two units up.
Switching from Avail to TenantCloud
If you use Avail now and are thinking about switching to TenantCloud, the process could take less than a day.
Avail lets you export transactions to a customizable spreadsheet, which covers your financial history. That export covers accounting data, not property, unit, or tenant rosters, so you’ll need to transfer those records by hand.
Fortunately, TenantCloud accepts the bulk import of properties, contacts, and leases through a guided tutorial. Take the following steps to get started:
- Download the template for the record type you’re importing
- Fill it using Avail exports and manual recordkeeping
- Upload the file as a .csv, .xls, or .xlsx document (500 rows per pass)
- Line up your columns with TenantCloud’s fields, then run validation processes and save the imported file
TenantCloud lets users export certain account data for use in another TenantCloud account, including property and contact records. If you make a mistake during the import process, you can correct the spreadsheet and upload it again instead of starting over. You can also add tenant, owner, and service professional details manually.
You’ll need to upload signed lease agreements and other supporting documents separately, rather than through TenantCloud’s bulk lease-record import.
Final Verdict: TenantCloud vs. Avail
Picking property management software matters more (and is harder) than it might sound. If you choose the wrong platform, you might spend months struggling to make the software work for you, then ultimately go through the painstaking process of migrating to the platform that better suits your portfolio.
Avail is the right choice if you run a small, self-managed portfolio and you value budget over speed. TenantCloud, meanwhile, is the right pick if you plan on scaling, work with staff or separate owners, and manage a large number of lease agreements.
From TenantCloud’s centrally located dashboard, you can collect rent online, screen applicants, and stay on top of your finances, all without leaving your lease oversight behind.
Still on the fence?
Start your free 14-day TenantCloud trial today so you can see these and other property management tools firsthand.
FAQs: TenantCloud vs. Avail
Is Avail really free to use?
Yes, for landlords. Avail’s Unlimited plan covers unlimited units at no subscription cost, along with syndication, leases, screening, and rent collection. Tenants pay certain fees, including a 3.5% credit or debit card fee and a minimal charge for ACH direct deposits.
How much does Avail cost per unit on the paid plan?
Unlimited Plus costs landlords $9 per unit per month. For example, managing 10 units would cost $90 a month on Avail’s paid plan.
What do Avail reviews say about customer support?
Avail has mixed reviews on customer support, with some users noting efficient, helpful responses and others complaining that their messages have been ignored. Subscribers to Avail’s Unlimited Plus plan get faster responses with priority support.
Is TenantCloud or Avail cheaper for a growing portfolio?
It depends. Since Avail’s Unlimited Plus plan charges landlords monthly, per-unit fees, it’s only cheaper for landlords with a single unit, where it beats TenantCloud’s $15 Starter plan. On the other hand, TenantCloud charges monthly flat fees that typically cost less for larger portfolios.
Can I switch from Avail to TenantCloud without losing my property data?
Yes, but the migration isn’t fully automated. Avail lets you export transaction history to a spreadsheet, while TenantCloud supports bulk imports of properties, contacts, and lease records using its own templates. That means you’ll typically need to transfer Avail’s property and tenant information into those templates manually, and upload signed lease documents separately.
