Avail vs. Apartments.com: Rental Software Comparison

Managing rental property on top of a full-time job is no small feat. Between finding qualified tenants, collecting rent, responding to maintenance requests, and tracking income, landlords have their hands full. That’s why many independent landlords turn to property management software.

However, choosing the right platform can be just as important as using one. Avail and Apartments.com are two of the most commonly used tools — but they offer very different experiences. This guide will help you compare both platforms across all major features, so you can choose the best fit for your rental business.

What is Apartments.com Rental Manager?

Apartments.com is a widely recognized rental listing site owned by CoStar Group. In 2021, Apartments.com absorbed Cozy, a platform that had been popular among independent landlords for rental applications and online rent collection.

The integration meant that Cozy’s features were folded into Apartments.com, though with several changes in functionality and scope.

What Is Avail (Part of Realtor.com)?

Avail provides an end-to-end platform for independent landlords to manage rentals with confidence and ease. Designed for do-it-yourself property owners, the software brings together rental listings, tenant screening, digital leases, rent collection, accounting tools, and maintenance tracking—all in one place.

As part of the Realtor.com® network, Avail helps landlords reach more renters and streamline every step of the rental process. The platform is free to use, with an optional Unlimited Plus upgrade that adds next-day payments, waived ACH fees, and custom lease and listing tools.

Is Apartments.com Rental Manger Free for Landlords?

Yes, Apartments.com is free to use for landlords managing residential properties. You can list units, screen tenants, sign leases, and collect rent without paying a monthly fee.

However, some features — such as video uploads or Express Pay — are part of premium upgrades, and the free tier does not allow landlords to absorb the cost of tenant screening.

Pros and Cons of Using Apartments.com

Below is a general overview of the pros and cons of using Apartments.com Rental Manager.

Pros:

• Large listing network with built-in renter traffic
• Free access to basic features
• Familiar brand that renters recognize
• Free rent reporting tools available to set rent price

Cons:

• Limited customization for rental applications and leases
• No built-in messaging or tenant communication tools
• Syndicate to only five sites, limiting listing visibility 

Avail vs. Apartments.com: Platform Comparison

Both platforms help landlords manage their properties, but the one for you will depend on your business structure and needs. Here’s how the two compare feature-by-feature:

1. Rental Listings

Avail: Avail syndicates your rental listings to 19+ major sites, including Realtor.com®, Zumper, Apartment List, Redfin, Walk Score, and Doorsteps. Each listing includes customizable fields, suggested copy, and the option to enable Direct Apply on Realtor.com. Avail also automates tour scheduling and offers Promoted Listings for added visibility.

Apartments.com: Listings are published across the Apartments.com network (including ForRent.com and ApartmentHomeLiving.com). Landlords can upload photos and add video tours with a paid upgrade.

2. Rental Applications

Avail: Landlords can tailor applications with custom questions (via Unlimited Plus) and choose which screening reports to request (credit, background, eviction). The application process includes automated landlord reference requests, sent via email with follow-up reminders. Completed applications are stored in your dashboard and tied to each listing.

Apartments.com: Uses a standardized rental application template with fixed fields. Landlords receive applicant information, including rental history and employment details, but cannot add custom questions or request selective screening reports.

3. Tenant Screening Reports

Avail: Offers comprehensive TransUnion-powered screening tools, including a credit report, background check, and eviction history. Landlords can decide whether they or the tenant will pay for the reports. All data is presented in a clear summary format highlighting key metrics like credit score, rental history, employment, and more.

Apartments.com: Also uses TransUnion, but tenants must always pay the screening fee. Reports are standardized and include ResidentScore, rental history, and basic financial indicators.

4. Lease Agreements

Avail: Provides state-specific, lawyer-reviewed lease templates that auto-update when local laws change. Leases are highly customizable and can include pet, smoking, or parking clauses. If you have your own lease, you can upload it and use Avail’s e-signature tool for free. Finalized leases are stored in your landlord dashboard.

Apartments.com: Offers lease templates tailored to local laws. Documents can be customized slightly and signed electronically. However, there is less flexibility for landlords who need detailed addendums or modifications.

5. Online Rent Collection

Avail: Avail offers flexible online rent payment options for tenants, including ACH transfers ($2.50 processing fee), debit cards, and credit cards (3.5% processing fee). Tenants can enable AutoPay for recurring payments and opt into CreditBoost, which reports on-time rent payments to TransUnion to help build credit. Landlords can connect multiple bank accounts and enable FastPay next-day rent deposits with Unlimited Plus. Payment reminders are automated, and all transactions are tracked in your account.

Apartments.com: Tenants can pay rent via ACH for free, or use debit/credit cards or Google Pay for a 2.75% processing fee. Rent reminders and late fees can be automated. Express Pay allows for faster rent deposits, though only one bank account can be connected to a landlord profile. Apartments.com does not currently support rent reporting to credit bureaus.

6. Rental Property Accounting

Avail: Includes a built-in Rental Property Accounting tool that tracks income and expenses across multiple units. Rent payments and maintenance costs are auto-logged, and receipts or invoices can be attached to transactions. Data can be exported to Excel for tax filing or further analysis.

Apartments.com: Offers basic expense tracking, allowing landlords to assign tax categories and upload receipts. The export format is PDF or spreadsheet, but automation is limited compared to Avail.

7. Maintenance Tracking

Avail: Tenants submit maintenance requests with descriptions and photos. Landlords can communicate directly through the platform, assign vendors, track expenses, and store service history. All records are centralized and accessible via the dashboard.

Apartments.com: Tenants can submit maintenance issues, but the platform doesn’t offer integrated repair tracking or communication tools.

8. Rent Analysis Reporting

Avail: Avail Rent Analysis reports include local rent comps, pricing trends, and a recommended rent range. Reports are six pages and offer zip code-level data to help landlords price units competitively.

Apartments.com: Provides rental comps based on listings from the Apartments.com network. Data is available during the listing creation process but lacks the depth of a full report.

9. Tenant Communication

Avail: Our messaging tool allows landlords to handle all communication within the platform, maintaining a record of conversations with leads, applicants, and current tenants.

Apartments.com: Does not include messaging tools, meaning communication must happen outside the platform via email or text.

10. Pricing

Avail: Free for all landlords, with the option to upgrade to Unlimited Plus ($9/unit/month) for faster rent payments, waived ACH fees, lease customization, and Customer Care priority.

Apartments.com: Free for landlords managing eligible residential properties. There is no tiered pricing structure for added features, and commercial/mixed-use landlords may not qualify.

Manage Your Rentals With Avail

Managing a rental property can be stressful, but landlord software can help you save time and money without a property manager. With Avail, you can manage more than one rental property and streamline various aspects of the renting process. From advertising your rental property to managing rental property accounting, there are various tools that can alleviate the stress of landlording.

Create an account today to set up your rental properties.

*CreditBoost results may vary by individual.