Property Management and Leasing Software
Property management and leasing software is the system of record for a property: it holds leases, the rent roll, resident ledgers, accounting and the resident portal. In student housing it also has to track individual beds, guarantors and next year's leases at the same time as this year's.
Guide updated Oct 29, 2026. Written for operators, with input welcome from people who do this work.
Why this matters
Student housing leases by the bed, with individual leases, roommate matching, parent guarantors and a pre-leasing cycle that starts months before move-in. Software built for conventional apartments often handles these with workarounds, and those workarounds show up as billing errors, double-assigned beds and a stressful August.
When you need it
- When workarounds for by-the-bed leasing are causing billing errors or double-assigned beds.
- When an acquisition or new management contract brings properties onto your platform.
- When your current contract is coming up for renewal and you want to compare options.
- When owners ask for pre-leasing and occupancy reports your current system cannot produce cleanly.
Common challenges in student housing
- Room changes and roommate swaps mid-year can break ledgers and access records if the system treats the unit as a single lease.
- Data migration from an old system often carries over messy guarantor, deposit and balance records.
- Staff turnover means training has to be repeated every season, not just at go-live.
- Peak load during pre-leasing and move-in exposes slow screens, weak support and integration gaps.
- Integrations with screening, payments, access and marketing tools can be extra, limited or slow to set up.
What to look for
- Native by-the-bed leasing: ask them to show how one unit carries several individual leases, rents and balances.
- Guarantor handling built into the lease flow, including separate signing, notices and payment access for parents.
- Roommate matching and bed assignment tools that let residents state preferences and let staff make changes without rebuilding leases.
- Renewal and pre-leasing workflows that track next year's leases while current residents are still in place.
- A move-in and turn module that can handle a full building of check-ins, key handoffs and inspections in the same few days.
- Clear reporting on leased and pre-leased beds by unit type and floor plan that owners can read without exports.
- A data migration plan and training schedule in writing, with a go-live date well clear of your peak leasing and move-in weeks.
How pricing usually works
- Usually a recurring subscription charged per unit or per bed, billed monthly or annually.
- Implementation, data migration and training are often quoted as separate setup fees.
- Add-on modules such as resident portals, accounting features or integrations may be priced individually.
- Contract length, minimum terms and what it costs to leave vary, so check them before signing.
How prices are usually structured, not what they cost. Actual prices vary by market, property and scope, so compare written proposals.
Questions to ask a supplier
- Can you show me how a single unit carries several individual leases, rents and balances?
- How does your system handle a resident moving rooms mid-year without rebuilding the lease?
- What does data migration from our current system involve, and who does the cleanup?
- Which integrations are included, and which cost extra or require a third party?
- What support hours and response times do you offer during pre-leasing and move-in?
- How do you train new staff who join after go-live?
- What happens to our data and how do we export it if we leave?
Property Management and Leasing Software suppliers 68
Most software providers serve nationwide, so the state filter won't narrow things much. Search for a specific feature instead, such as "by the bed" or "guarantor", and look for the "Mentions student housing" tag.
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33Floors
Serves nationwide
Consulting, implementation, support, development and analytics for Yardi property management and real estate ERP systems.
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365 Connect
Serves nationwide
Multifamily websites, leasing and marketing technology, renter applications, digital lease workflows and resident-facing online services.
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Activ Answer
Serves nationwide
After-hours multifamily answering, resident maintenance emergency dispatch, call transcription and property-management software integrations.
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AppFolio
Serves nationwide
Provides residential property management software for leasing, accounting and resident operations.
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Avail
Serves nationwide
Provides rental property management software for listings, applications, leases and rent collection.
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Azibo
Serves nationwide · Mentions student housing
Property management software for multifamily apartments and student housing rentals, including rent collection, tenant screening, lease management and bookkeeping.
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Booking Ninjas
Serves nationwide · Mentions student housing
Salesforce-based student housing software for bed assignments, billing, portals and service requests.
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Buildium
Serves nationwide
Provides rental property management software for leasing, accounting, payments and resident communications.
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CBORD
Serves nationwide · Mentions student housing
Campus housing management and residence hall access control technology, including ResCenter housing software.
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Dispo Depot
Serves GA
Eviction filing, setout management and Patho+ delinquency case-management software for rental property managers.
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DoorLoop
Serves nationwide
Provides property management software combining leasing, accounting, maintenance and resident communications.
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Entrata
Serves nationwide
Provides multifamily property management software for leasing, maintenance, renewals and operations.
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eRezLife
Serves nationwide · Mentions student housing
Housing assignments, room changes, check-in and check-out, residence life workflows and room condition reporting for colleges and universities.
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ExactEstate
Serves nationwide
Property management software for multifamily apartments, including leasing, resident payments, maintenance workflows, accounting and affordable housing compliance.
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FMX
Serves nationwide · Mentions student housing
Cloud facilities management and maintenance software for universities and property managers, including work orders, preventive maintenance and asset tracking.
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Fortress OS
Serves nationwide
Property management software for multifamily apartment portfolios, including leasing, compliance, maintenance work orders and resident communications.
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Funnel
Provides multifamily leasing and resident management software covering inquiries, applications, communications and renewals.
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HelloSpoke
Serves nationwide
Multifamily resident communication, AI call answering and maintenance work-order routing integrated with PMS platforms.
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Hemlane
Serves nationwide
Provides rental management software and services for payments, repair coordination and leasing.
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Housing.Cloud
Serves nationwide · Mentions student housing
Campus housing management platform for applications, assignments, room selection, billing, check-in, communications and residence-life workflows.
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Innago
Serves nationwide · Mentions student housing
Property management software for student housing and residential rentals, including online rent payments, lease signing, tenant screening and maintenance requests.
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Kinetic Software
Serves nationwide · Mentions student housing
KxWelcome software for campus housing applications, room selection, assignments, contracts, payments and resident communications; also offers student engagement tools.
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Landlord Studio
Serves nationwide
Provides rental property management software for finances, rent collection and tenant administration.
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LandlordMax
· Mentions student housing
Cloud property management software for apartment buildings and other multiunit rentals, with accounting, tenant records and custom reporting.
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ManageCasa
Serves nationwide · Mentions student housing
Property management software for multifamily and student housing portfolios, including leasing, rent collection, maintenance workflows and financial reporting.
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ManageGo
Serves nationwide
Provides apartment property management software for rent payments, maintenance, communication and financial processes.
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Maxient
Serves nationwide · Mentions student housing
Higher-education student conduct and student care case management platform supporting coordinated campus intervention, reporting and follow-up.
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MRI Software
Serves nationwide
Provides residential property management and accounting software for real estate operators.
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OCH101 / Places4.rent
Serves nationwide · Mentions student housing
University-branded off-campus rental listing portals and landlord advertising tools, including student housing discovery and roommate search.
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Off Campus Partners
Serves nationwide · Mentions student housing
CoStar-owned university-branded off-campus housing marketplaces, roommate matching, renter resources, housing fair support and property marketing.
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OperationsHERO
Serves nationwide · Mentions student housing
Campus facilities software for work orders, preventive maintenance, assets and dorm inspections.
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OurPetPolicy
Serves nationwide
Pet policy management, animal registration and emotional support animal document review for multifamily properties.
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PayProp
Serves nationwide
U.S. rental property management and payments platform automating rent collection, reconciliation, arrears management and maintenance workflows.
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Places4Students
Serves nationwide · Mentions student housing
Off-campus student housing marketplace for university partners, student renters and property advertisers, including rental listings, roommate and sublet search.
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Property Boulevard
Property management software for apartment and mixed-use portfolios, including accounting, records, transactions and reporting.
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Property Matrix
Serves nationwide
Provides property management software with customizable reporting and operational workflows.
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Property Vista
Provides multifamily management software for tenant operations, accounting, websites and maintenance.
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PropertyBoss
Serves nationwide · Mentions student housing
Student housing management software with bed tracking, mass move-ins, resident portals and work orders.
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Propertyware
Serves nationwide
Provides rental property software for online leasing, resident portals, payments and maintenance.
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PropertyZar
Residential and multifamily property management software with lease administration, tenant screening, maintenance, billing and financial reporting.
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RealPage
Serves nationwide · Mentions student housing
Provides student housing property management, leasing, financial management and resident engagement software.
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Rent Manager
Serves nationwide
Provides property management software for accounting, reporting, marketing, leasing and tenant services.
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Rentec Direct
Serves nationwide
Provides rental property management software for tenant accounting, payments and leasing.
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RentEngine
Serves nationwide
Provides multifamily leasing software for rental applications, lead follow-up and market information.
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Rentmoji
Serves nationwide
Residential property management platform for leasing, screening, accounting, maintenance and vendor workflows.
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RentPost
Serves nationwide · Mentions student housing
Property management software for multifamily and student housing with rent collection, screening, accounting and maintenance tools.
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RentRedi
Serves nationwide
Property management software for residential rentals, including rent collection, leasing, tenant screening, accounting and maintenance requests.
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Rentroom
Serves nationwide
Provides rental property management software for collecting rent, leasing, maintenance, accounting and messaging.
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RentSpree
Serves nationwide
Provides rental leasing software for tenant screening, rental applications and rent payments.
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Rentvine
Serves nationwide
Provides property management software for rental listings, accounting and maintenance workflows.
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ResLife Portal
Serves nationwide · Mentions student housing
Modular student housing and residence life platform supporting room assignments, move-in and move-out scheduling, engagement and reporting.
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ResMan
Serves nationwide
Provides multifamily property operators applicant credit, criminal, residence, identity and income screening integrated into leasing workflows.
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Revela
Serves nationwide
Provides property management software combining rental operations, accounting and automated workflows.
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Rezedent
Serves nationwide
Property management software for small and mid-size multifamily rental operators, including payments, tenant screening, maintenance and resident communications.
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RIOO
Serves nationwide · Mentions student housing
Property management software for multifamily and student housing, including leasing, property accounting, maintenance, rent billing and resident portals.
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Room Choice
Serves nationwide · Mentions student housing
Property management software for student housing operators, including by-the-bed leasing, roommate matching, academic billing and maintenance requests.
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SimplifyEm
Serves nationwide
Property management software for multifamily rentals with rent collection, leasing, screening, accounting, resident portals and maintenance tracking.
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StarRez
Serves nationwide · Mentions student housing
Provides student housing software for room assignments, roommate matching, billing, maintenance and residence life.
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Stessa
Serves nationwide
Rental property management platform for landlords and residential investors, with lease signing, screening, rent collection, bookkeeping and maintenance tracking.
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TenantCloud
Serves nationwide
Provides rental management software for applications, leases, rent collection and maintenance requests.
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TenantTech
Web-based apartment property management software for prospect tracking, applications, leasing forms, move-in paperwork, notices and maintenance.
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TurboTenant
Serves nationwide
Provides rental software for advertising, tenant applications, screening, leases, rent collection and maintenance.
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Union
Serves nationwide
Provides multifamily operators AI leasing communication, prospect tracking, marketing attribution, tour scheduling and rental applications.
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UnitConnect
Residential and multifamily property management software for rent billing, lease administration, tenant portals, maintenance and financial reporting.
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Updater
Serves nationwide
Provides multifamily operators resident move-in onboarding, customized checklists, automated reminders and resident progress tracking.
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Yardi Systems
Serves nationwide · Mentions student housing
Provides student housing software for leasing, accounting, maintenance, resident services and property operations.
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Zego
Serves nationwide
Resident rent payment processing and financial technology for multifamily property management.
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Zuma
Serves nationwide
Provides multifamily operators AI leasing inquiry responses, prospect scheduling, rent reminders and move-out communication.
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