Avail
best deal
Try Avail's Free Unlimited Plan for landlord tools including listing syndication, online rent collection, and state-specific leases.
redeem nowWe start with direct ratings from our readers, then look at what real users are saying in practitioner forums and community spaces. We pair that with search demand data and profession-level persona analysis.
Editorial note: this was originally published in august of 2024
quick take
based on real user feedback, community sentiment, pricing value, and fit for target audience. see our full methodology
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Avail is a property management platform built specifically for independent landlords, with a genuinely useful free plan that covers listing syndication across 19 platforms, tenant screening via TransUnion, state-specific lease templates, and online rent collection. DIY landlords managing one to ten properties get the clearest value: it replaces a stack of separate tools without the cost of professional property management software. The tradeoff is thin accounting and financial reporting, which means you'll likely need a separate tool for tax prep and portfolio analysis as you grow.
The free tier has no monthly cost, with a $2.50 fee per ACH payment and 3.5% for card transactions. The Unlimited Plus plan costs $9 per unit per month and adds waived ACH fees, faster payouts, and lease customisation. Avail is available on desktop and mobile, though the mobile app has reliability issues worth knowing about before you depend on it. Start on the free plan before committing to Unlimited Plus.
monthly search interest
60.5k/mo now
Avail's search volume spiked sharply in February 2023 then dropped back within a month, suggesting that spike was likely driven by a news event or viral mention rather than organic product growth. Since then, the trend has been remarkably flat at around 74,000 searches per month, with a slight dip at the end of 2025. This is a tool with a stable, established user base that isn't growing much but isn't collapsing either: the product is settled and the audience is consistent, which means you're getting the real, mature version rather than something mid-hype.
Avail works quite differently depending on whether you're a landlord or a renter, and among landlords, a lot depends on how many units you have and what you need to track financially. Find your role below to see whether it's actually worth it for your situation.
overall sentiment
select your role to see what people like you are saying
DIY Landlord (1-5 properties)
positiveIf you're managing a handful of rentals yourself, Avail's free plan covers the essentials without asking you to pay monthly. Listing syndication, TransUnion screening, state-specific leases, and rent collection are all there at no cost. The main frustration you'll hit is accounting: if you want to properly track expenses and prepare for tax season, you'll need to run a separate tool alongside it.
strengths
concerns
Tenant/Prospective Renter
negativeUsing Avail to find a rental is a frustrating experience. Listings go stale, availability information is often wrong, and the app crashes often enough to derail your search at the worst moments. The search filters work fine, but the listing quality issues mean you'll spend time chasing properties that are already gone. Better to use Realtor.com or Zillow directly.
strengths
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New Real Estate Investor
mixedWhen you're buying your first rental, Avail's state-specific lease templates and tenant screening workflow give you a real framework without hiring an attorney or a property manager. The freemium model means you can test it before spending anything. Where it falls short is financial tracking: if you're serious about analysing returns or preparing for depreciation deductions, the built-in accounting won't cut it, and you'll need to add a dedicated tool before your second or third property.
strengths
concerns
Remote/Absentee Property Manager
mixedManaging rentals remotely puts extra weight on the mobile app and customer support, and those are exactly where Avail's weaknesses show up. App crashes and slow support response times are manageable inconveniences if you're nearby, but genuinely disruptive when you're not on-site and need to resolve an issue fast. The core features work, but the reliability gaps make it a harder sell if your phone is your primary management tool.
strengths
concerns
“We've used Avail for 5 years. We have 7 doors. Super easy for both us and tenants. Love the marketing for rentals as well. Would recommend.”
Facebook (MTR Hosts group)
Online feedback for Avail skews positive for landlords and notably more frustrated for renters. Independent landlords, particularly those managing a handful of units, consistently praise the free tier as genuinely capable: syndicated listings, tenant screening, state-specific leases, and online rent collection without paying a cent. The $2.50 per ACH transaction fee draws some grumbling, but most landlords accept it as a fair trade for what they're getting. The recurring criticisms from landlords centre on customer support response times being too slow when something goes wrong, a mobile app that's unreliable enough to be annoying, and accounting features that are thin enough to make tax season painful. On the tenant side, complaints are sharper: outdated listings, scam concerns, and app crashes come up repeatedly. Across commercial review platforms, Avail sits in the 4.0 to 4.6 range across hundreds of reviews, which signals a tool that works well for its primary audience even if it's not without gaps.
The free tier is worth it for almost any small landlord. You get listing syndication, tenant screening, state-specific leases, and rent collection without paying monthly fees, though the $2.50 ACH transaction cost adds up if you have multiple tenants. The Unlimited Plus plan at $9 per unit per month is worth it if you want waived ACH fees, faster rent payouts via FastPay, or the ability to customise lease templates. For a single-unit landlord, Unlimited Plus costs $108 a year, which is easy to justify. For five units, that's $540 a year, at which point you should compare it directly against TurboTenant or RentRedi.
DIY landlords managing one to ten properties get the most value here. If you're handling tenant screening, lease signing, and rent collection yourself without a property manager, the free plan covers the essentials without asking you to pay for things you don't need yet. New real estate investors who want state-specific lease templates and a structured screening process without hiring an attorney also get genuine value. Tenants using it to search for rentals have a rougher experience due to listing quality issues.
The accounting and financial reporting features are too basic for landlords who need to track depreciation, categorise expenses properly for tax purposes, or analyse portfolio profitability. Most landlords using Avail at any serious scale end up running a separate accounting tool alongside it. Customer support response times are slow on the free plan, and even on Unlimited Plus the '2x faster response' promise doesn't guarantee quick resolution. The mobile app has stability issues that make it unreliable for on-the-go property management.
They're genuinely close. Avail has a wider listing syndication network (19 platforms vs TurboTenant's smaller footprint) and slightly better lease customisation tools on the paid tier. TurboTenant has stronger financial reporting and a more polished mobile experience. If listing reach matters most to you, go with Avail. If you want better built-in financial tracking or a more reliable app, TurboTenant is the better choice. Both have free tiers worth trying before committing.
Not consistently. The mobile app is functional enough for checking rent payments and reading maintenance requests, but crashes and instability come up too often in user feedback to trust it for anything time-sensitive. If you manage properties remotely or expect to handle issues from your phone, the unreliability is a genuine problem. The web interface is more stable. Until the app improves, plan to use a desktop or laptop for anything important.
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