Quick Verdict

For budget-conscious landlords choosing between the two most popular free property management platforms, TurboTenant wins on value for most situations. Its free tier covers more ground, listing syndication reaches more sites, and the flat annual pricing on paid tiers is dramatically cheaper than Avail's per-unit model at any portfolio size above 5 units. Avail's edge is narrower: state-specific lease templates and the Realtor.com listing ecosystem give it an advantage for first-time landlords concerned about legal compliance. If price is the primary factor, TurboTenant is the clear choice.

Head-to-Head Comparison

Free Tier Coverage

Winner: TurboTenant (slightly)

Both platforms offer genuinely functional free tiers, but they differ in coverage. TurboTenant's free plan includes listing syndication to 28+ sites, applicant-paid screening, rent collection, maintenance tracking, and lease e-signing. Avail's free tier includes listing syndication to 20+ sites, rent collection with Autopay, state-specific lease templates, and maintenance tracking, but charges tenants ACH processing fees ($2.50/transaction).

The practical difference: TurboTenant's broader syndication reach and applicant-paid screening model give landlords more value at zero cost. Avail's state-specific lease templates and Realtor.com distribution partially offset this, but TurboTenant's free tier covers more of the landlording workflow.

Listing Syndication and Reach

Winner: TurboTenant

TurboTenant syndicates listings to 28+ partner sites including Apartments.com, Redfin, Realtor.com, Zillow, and Zumper. Avail syndicates to 20+ sites, anchored by its Realtor.com parent company. Both provide substantial listing reach, but TurboTenant's wider network means more eyeballs on your vacancies.

For landlords in competitive rental markets where filling vacancies quickly is critical, TurboTenant's broader distribution provides a measurable advantage. In less competitive markets, the difference in syndication breadth matters less.

Pricing at Scale

Winner: TurboTenant (decisively)

This is where the comparison becomes one-sided. TurboTenant's paid tiers use flat annual pricing: $149/year for Premium, $199/year for Max, regardless of portfolio size. Avail's paid tier charges $9/unit/month.

The math is stark: a 10-unit portfolio on Avail Unlimited Plus costs $90/month ($1,080/year). The same landlord on TurboTenant Premium pays $149/year. That is a $931/year difference. At 20 units, Avail costs $2,160/year vs TurboTenant's $149/year. The gap only widens as portfolios grow.

For landlords who plan to scale beyond 3-5 units on a paid plan, TurboTenant's flat pricing model is a fundamentally better economic structure.

Lease Templates and Legal Tools

Winner: Avail

Avail's state-specific, lawyer-reviewed lease templates are its strongest unique feature. The templates account for local landlord-tenant laws, required disclosures, and compliance clauses that vary significantly by state. For first-time landlords who are not familiar with their state's legal requirements, these templates reduce the risk of a legally deficient lease.

TurboTenant offers lease creation tools with customizable templates, but they are not state-specific in the same way. Landlords using TurboTenant may need to research their state's requirements independently or consult an attorney.

For landlords in states with complex landlord-tenant laws (like California, New York, or Illinois), Avail's legal templates provide genuine peace of mind.

Mobile Experience

Winner: Neither (both lack native apps)

Neither Avail nor TurboTenant offers a dedicated native mobile app. Both platforms are accessible through mobile web browsers, but the experience is not optimized for phone-based management. Landlords who primarily manage from their phones should consider RentRedi for the best mobile experience in the category.

When to Choose Avail

Avail is the right choice when:

• You are a first-time landlord: State-specific lease templates and the simple interface reduce the risk of costly legal mistakes
• You manage 1-3 units on the free tier: Avail's free plan is fully functional for very small portfolios
• Legal compliance is a top concern: The lawyer-reviewed, state-specific templates are a genuine advantage
• Realtor.com exposure matters: If your target renters use Realtor.com heavily, the native listing integration is valuable

When to Choose TurboTenant

TurboTenant is the right choice when:

• You want the most comprehensive free plan: TurboTenant's free tier covers more of the landlording workflow
• You plan to scale beyond 5 units: Flat annual pricing saves hundreds or thousands of dollars compared to Avail's per-unit model
• Maximum listing reach matters: 28+ syndication partners provide broader vacancy distribution
• You prefer applicant-paid screening: Shifting screening costs to applicants eliminates a variable expense for landlords

Final Recommendation

TurboTenant is the better choice for most landlords. The more comprehensive free tier, broader listing syndication, and dramatically better paid-tier pricing make it the higher-value platform at virtually every portfolio size. The only scenario where Avail has a clear advantage is for first-time landlords in states with complex landlord-tenant laws, where the state-specific lease templates provide meaningful legal protection.

For landlords starting out, try both free tiers and decide based on which interface you prefer and whether Avail's lease templates address a need TurboTenant does not. For any landlord planning to scale, TurboTenant's flat pricing model makes it the obvious long-term choice.