Tenvale

Roundup

Best property management software for Massachusetts landlords (2026)

Massachusetts is one of the hardest states to be casually compliant in. M.G.L. c.186 §15B governs security deposits — interest owed to tenants, statements, and triple-damages exposure when deposits are mishandled — and none of it is optional for landlords who take deposits. Generic “best software” lists ignore this entirely. This ranking starts from the MA-specific question (who actually tooled for §15B?) and then weighs the universal jobs: online rent, autopay, maintenance, and reporting.

30-day free tier · up to 100 units · no credit card to start.

How we ranked these (and who's asking)

Tenvale is our product — this page is published by Tenvale, so read our #1 pick with that in mind. To keep the list useful anyway: every competitor pricing claim below is hedged and dated (verified against their public pricing pages on the date shown), each competitor entry says who they genuinely fit better than we do, and Tenvale's entry lists real cons. Where we couldn't verify a figure from a public page, we describe it qualitatively (“per-unit pricing”, “quote-based”) instead of guessing.

Competitor details verified May 26, 2026. Pricing and features change frequently — verify current details on each vendor's site before deciding.

  1. 1

    Tenvaleour product

    Massachusetts owner-operators — §15B deposit-interest tracking is built in, not bolted on

    Pricing: $29.99/mo flat — unlimited units, no per-unit fees. 30-day free tier (no credit card, up to 100 units). ACH rent payments at 0.8%, capped at $5 per payment.

    Pros

    • Built-in MA §15B security-deposit interest tracking — the one feature on this page no competitor lists publicly.
    • Flat $29.99/mo for unlimited units; no per-unit fees.
    • 30-day no-card free tier (up to 100 units) to onboard your real portfolio first.
    • ACH rent at 0.8% capped at $5 per payment, with autopay.

    Cons

    • Newer product with a shorter track record than the incumbents.
    • No large third-party integration ecosystem.
    • If you manage at professional-management-company scale, you may want deeper double-entry accounting than Tenvale offers.

    Our verdict: Full disclosure: Tenvale is our product, and Massachusetts landlords are exactly who it was built for — deposit-interest tracking under §15B is a first-class feature, not a spreadsheet you keep on the side. Every other tool on this list can collect rent and route maintenance; none of them lists MA deposit-interest tooling on their public pricing/features pages. If §15B compliance is on your plate, that's the deciding row.

    See full Tenvale pricing
  2. 2

    Avail

    MA landlords with one or two units who want a free start

    Pricing: Free tier available; paid plan is priced per unit (per published pricing — verify current details on their site).

    Pros

    • A free tier that's hard to beat on price for a unit or two.
    • Backed by Realtor.com; handles the DIY basics well.

    Cons

    • MA §15B deposit-interest tracking is not listed on their public pricing/features page — you'd track interest and deposit deadlines yourself.
    • Per-unit paid pricing climbs as you add doors.

    Our verdict: A fair budget pick for a small MA portfolio — with the caveat that the state-specific work (deposit interest, statements, deadlines) stays manual. If you take security deposits on multiple units, weigh the cost of tracking §15B by hand against a tool that does it for you.

    Read the full Tenvale vs Avail comparisonAvail pricing page
  3. 3

    RentRedi

    MA landlords who want the lowest paid entry price, phone-first

    Pricing: Start plan $5/mo; Grow plan $12/mo billed annually or $29.95/mo month-to-month (per published pricing — verify on their site).

    Pros

    • Very low entry price, especially on annual billing.
    • Polished mobile-first app for rent, autopay, and maintenance.

    Cons

    • MA §15B deposit-interest tracking is not listed on their public pricing/features page.
    • Best rates assume annual billing.

    Our verdict: RentRedi handles the universal landlord jobs at a hard-to-argue price. For Massachusetts specifically, plan on managing deposit interest and §15B paperwork outside the app.

    Read the full Tenvale vs RentRedi comparisonRentRedi pricing page
  4. 4

    TenantCloud

    MA landlords who prefer tiered plans that scale with features

    Pricing: Paid plans starting at $15/mo billed annually (per published pricing); tiered by features and units. 14-day trial; no free tier listed.

    Pros

    • Affordable, flexible tiers with a clear upgrade path.
    • Covers rent collection, maintenance, and accounting basics well.

    Cons

    • MA §15B deposit-interest tracking is not listed on their public pricing/features page.
    • Tier limits reintroduce the which-plan-am-I-on question as you grow.

    Our verdict: A solid all-rounder for MA landlords who like tiered pricing — same Massachusetts caveat as the rest of the non-Tenvale list: the §15B side stays your job.

    Read the full Tenvale vs TenantCloud comparisonTenantCloud pricing page
  5. 5

    Buildium

    MA property-management companies and larger portfolios

    Pricing: Essential plan starting at $62/mo, with additional per-unit fees (per published pricing — verify on their site).

    Pros

    • Deep accounting and owner-reporting for professional managers.
    • Mature platform with a broad integration ecosystem.

    Cons

    • Base price plus per-unit fees is heavy for a small self-managed MA portfolio.
    • MA §15B deposit-interest tracking is not listed on their public pricing/features page.

    Our verdict: If you run a Massachusetts management company, Buildium's depth is the draw and your accountants will thank you. Owner-operators with a handful of MA units are paying for capability they won't use — and still tracking deposit interest themselves.

    Read the full Tenvale vs Buildium comparisonBuildium pricing page
  6. 6

    AppFolio

    Enterprise-scale MA portfolios (quote-based)

    Pricing: Quote-based — pricing is not listed on the public pricing page; per-unit pricing with a minimum-scale orientation (per their official quote process).

    Pros

    • All-in-one enterprise platform with leasing, accounting, and AI tooling.

    Cons

    • No public pricing; sales-led purchase with minimum-unit requirements.
    • Out of scope for most self-managing MA landlords.
    • MA §15B deposit-interest tracking is not listed on their public pricing/features page.

    Our verdict: Included for completeness. At enterprise scale AppFolio is a credible platform; for the self-managing Massachusetts landlord this page is written for, the quote-based model alone makes it the wrong starting point.

    Read the full Tenvale vs AppFolio comparisonAppFolio pricing page

FAQ

What does Massachusetts §15B require from landlords who take security deposits?

M.G.L. c.186 §15B is the Massachusetts security-deposit statute. At a high level it governs how deposits must be held, the interest owed to tenants, the statements and documentation landlords must provide, and it exposes landlords to multiple damages when deposits are mishandled. This page is not legal advice — read the statute or consult a Massachusetts attorney for your situation. The practical software question is whether your tool tracks deposit interest and paperwork for you or leaves it in a spreadsheet.

Which property management software handles MA security-deposit interest?

Of the tools on this list, Tenvale (our product) is the only one with Massachusetts §15B security-deposit interest tracking built in. We could not find MA deposit-interest tooling listed on the public pricing/features pages of Avail, RentRedi, TenantCloud, Buildium, or AppFolio as of the verification date on this page — it may exist on internal plans or via support workflows, so ask them directly if you're evaluating one.

Is Tenvale only for Massachusetts landlords?

No — the core platform (online rent, ACH autopay, maintenance, expenses, reports) works anywhere in the US. The §15B deposit-interest tooling is what's Massachusetts-specific, which is why MA landlords are the audience where Tenvale's case is strongest.

Tenvale is not affiliated with, endorsed by, or sponsored by Avail, RentRedi, TenantCloud, Buildium, AppFolio, or their owners. All product names and logos are trademarks of their respective owners. This ranking reflects publicly available information as of May 26, 2026and our good-faith reading of it; Tenvale is our product and we say so above. Verify current pricing and features on each vendor's official site before making a decision.

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