Overview

Avail (now part of the Realtor.com family) is built for one specific user: the first-time DIY landlord who wants a clean, simple platform to manage a small rental portfolio. The interface is approachable, the free tier is functional, and the Realtor.com integration provides automatic listing syndication to one of the largest rental search audiences online.

The per-unit pricing model is the defining limitation. At $9/unit/month on the Unlimited Plus plan, Avail becomes progressively less economical as your portfolio grows. A 10-unit portfolio costs $90/month on the paid tier, which exceeds Buildium's base price. For 1-5 units, Avail is simple and effective. Beyond that, the economics favor competitors.

Features Deep-Dive

Realtor.com Ecosystem and Listing Syndication

Avail's acquisition by Realtor.com provides a significant distribution advantage. Listings are automatically syndicated to Realtor.com's rental search (one of the highest-traffic rental platforms in the US) along with 20+ additional partner sites. For landlords who want maximum visibility for their vacancies, this built-in reach reduces the time and effort required to find qualified tenants.

The listing creation process is straightforward, with templates that guide first-time landlords through property descriptions, photo uploads, and amenity selection. Listings are professional enough to attract quality applicants without requiring marketing experience.

State-Specific Lease Templates

Avail provides lawyer-reviewed, state-specific lease templates that account for local landlord-tenant laws. This is a meaningful differentiator for new landlords who may not realize that lease requirements vary significantly by state. The templates cover common clauses, disclosures, and compliance requirements, reducing the legal risk of a poorly drafted lease.

While Avail's templates are comprehensive, they should not replace legal counsel for complex situations. But for standard residential leases, they provide a solid foundation that is more reliable than generic lease templates found online.

Tenant Screening with TransUnion

Avail's screening pipeline uses TransUnion for credit reports, criminal background checks, and eviction history. The reports are detailed and presented in a readable format. Landlords can choose to absorb screening costs or pass them to applicants. The screening workflow integrates with the application process, so approved applicants can move directly to lease signing.

Pricing Analysis

Avail offers two tiers: Unlimited (free) and Unlimited Plus ($9/unit/month). The free tier includes listing syndication, rent collection with Autopay, state-specific lease templates, and maintenance tracking. The paid tier adds custom application questions, waived ACH fees, FastPay (faster deposit processing), and custom lease clauses.

At $0/month for the free tier, Avail is competitive with TurboTenant and Innago for small portfolios. The free tier covers the basics well enough that many small landlords never need to upgrade. However, Avail's free tier requires tenants to pay ACH fees ($2.50 per transaction), which some tenants view negatively.

The Unlimited Plus tier at $9/unit/month is where Avail's economics break down. At 5 units ($45/month), it is comparable to TenantCloud's Pro tier ($60/month for 60 leases). At 10 units ($90/month), it exceeds Buildium's base plan ($62/month). At 20 units ($180/month), competitors offer significantly more features for the same or lower price. The per-unit model that makes the paid tier accessible for 1-2 units becomes punitive above 5.

Who Is This For?

Avail works best for:

• First-time DIY landlords (1-5 units) who want a beginner-friendly platform with guided workflows and state-specific legal templates
• Landlords who value listing reach and want automatic syndication to Realtor.com and 20+ partner sites without manual posting
• New landlords concerned about legal compliance who need state-specific lease templates reviewed by attorneys
• Small portfolio owners on the free tier who need basic property management functionality without paying a subscription

Who Should NOT Use This

Avail might not be the right choice if:

• You manage more than 5 units on the paid tier where the $9/unit/month pricing makes Avail more expensive than full-featured platforms like TenantCloud or Buildium
• You need a mobile app since Avail operates entirely through a web browser with no native iOS or Android app, which is inconvenient for on-the-go management
• You want strong customer support because reviews consistently cite slow response times and limited support channels compared to competitors like Rentec Direct or Innago

Bottom Line

Avail is a good starting point for first-time landlords managing a small number of units. The Realtor.com listing reach, state-specific lease templates, and clean interface lower the barrier to entry for DIY property management. The free tier is functional, and for 1-3 units, it is one of the better free options available. Just do not scale into the paid tier without comparing per-unit costs to flat-rate competitors.

FAQ

Is Avail's free plan enough for most landlords?

For landlords with 1-5 units handling basic listing, screening, rent collection, and maintenance, the free plan covers the essentials. The main limitation is that tenants pay ACH processing fees, which some landlords prefer to absorb. If you need custom applications, faster payouts, or waived ACH fees, the Unlimited Plus plan adds those features.

How does Avail compare to TurboTenant?

Both offer strong free tiers. TurboTenant has broader listing syndication (28+ sites), flat annual pricing on paid tiers, and applicant-paid screening. Avail has state-specific lease templates, the Realtor.com ecosystem, and a slightly simpler interface. For listings and syndication, TurboTenant wins. For legal templates and beginner friendliness, Avail has a slight edge. For scaling beyond 5 units, TurboTenant's flat pricing is dramatically more economical.

Does Avail handle maintenance requests?

Yes. Tenants can submit maintenance requests through Avail's platform with descriptions and photos. Landlords can track request status, communicate with tenants, and log expenses. The maintenance module is basic compared to platforms like Buildium or RentRedi (which supports video requests), but it covers the fundamentals for small portfolios.

Can I use Avail for commercial properties?

Avail is designed for residential rentals. The lease templates, screening workflow, and feature set are residential-focused. For commercial properties, platforms like DoorLoop, Rent Manager, or AppFolio offer property-type-specific workflows and lease structures better suited to commercial management.