Landlords need expense tracking built for rentals — Schedule E categorization, per-property P&L, and rent-ledger integration. Generic spreadsheets and budget apps miss tax-ready outputs. Here's how the best purpose-built tools compare by portfolio size and budget, plus complementary finance tools worth a look.
If you own rental property, your expense tracking needs are different from someone managing a household budget. You need per-property income and expense tracking, bank reconciliation, and — most importantly — tax-ready reports like Schedule E summaries and 1099 forms1. Generic spreadsheets and basic budgeting apps can record transactions, but they don't produce the categorized outputs your CPA actually wants at tax time.
The good news is that several purpose-built tools now serve landlords of every portfolio size, from a single condo to 100+ units. The key differentiators are Schedule E readiness, property-level tracking, banking integration, and pricing model (free vs. paid, per-unit vs. flat)3.
Stessa serves over 350,000 landlords and offers a free Essentials plan with unlimited properties, automated bank feeds, and income/expense tracking4. The catch: Schedule E reporting requires upgrading to the Manage plan at $12/month3. Stessa also offers a high-yield banking feature for landlords who want to keep rental funds earning interest4.
Best for: Landlords who want a solid free tier and don't mind paying for tax reports.
Baselane's free Core plan is notable because it includes Schedule E reporting at no cost, along with property-level bank accounts and auto-categorization3. With 50,000+ investors using the platform, it's a strong pick for new landlords who want banking and accounting in one place1.
Best for: New landlords who want free Schedule E and integrated banking.
REI Hub includes Schedule E on all plans, including the free tier3. It imports Airbnb and VRBO payouts, making it attractive for short-term rental hosts2. Paid plans start at $9–15/month3. The Close and APM both highlight REI Hub as a tax-focused option1.
Best for: Investors who prioritize tax-readiness, especially short-term rental hosts.
Landlord Studio serves 80,000+ landlords and combines accounting with operational features like leasing and maintenance tracking4. The free Go plan covers up to 3 units; the Pro plan at $12/month adds Schedule E, bank feeds, and Xero integration3. It holds a 4.9-star rating and charges $2.50 per rent transaction on the free tier4.
Best for: Independent landlords who want accounting and property management in one app.
At $4.99/month, Quicken Business & Personal offers built-in Schedule E, property-level tracking, and 12-month cash flow projections3. It's the best option for landlords who want to see personal and rental finances in a single dashboard. Quicken's own comparison guide positions it as the best overall value for rental expense management3.
Best for: Landlords who want one tool for both personal and rental finances.
| Feature | Stessa | Baselane | REI Hub | Landlord Studio | Quicken B&P |
|---|---|---|---|---|---|
| Free tier | Yes (Essentials) | Yes (Core) | Yes | Yes (3 units) | No |
| Schedule E on free plan | No ($12/mo) | Yes | Yes | No ($12/mo) | N/A |
| Banking integration | Bank feeds + high-yield | Property-level accounts | Imports Airbnb/VRBO | Bank feeds (Pro) | Bank sync |
| Pricing model | Flat | Flat | Flat | Per-unit (free limited) | Flat |
| Best for | Free tracking | Free banking + tax | Tax focus | Accounting + ops | All-in-one |
The biggest dividing line is Schedule E availability on free plans. Baselane and REI Hub include it free; Stessa and Landlord Studio require a paid upgrade3. If tax-ready reporting without a monthly fee is your priority, those two stand out.
The apps above handle rental-specific accounting, but some landlords also benefit from complementary financial tools — particularly for cash reserves, multi-currency business banking, and automated savings. These aren't expense trackers, and they won't generate a Schedule E. But they can round out your financial stack.
Every landlord should keep a cash reserve for repairs, vacancies, and capital expenditures. A high-yield savings account like CIT Bank Platinum Savings can hold those funds separately from your operating accounts, earning interest while remaining accessible. This isn't an expense tracking tool — pair it with one of the rental apps above for the full picture.
If you have international tenants, multiple LLCs, or need to send/receive payments across borders, Wise Business offers low-cost multi-currency accounts. It lacks rental-specific expense categorization or Schedule E reporting, so think of it as a banking layer rather than a replacement for rental accounting software.
Plum is a personal savings and budgeting app that automates saving based on your spending patterns. It's not built for rental expense tracking, but landlords who want to automate setting aside funds for property reserves or tax obligations may find it useful as a supplementary personal-finance tool.
Start with your tax needs. If you need Schedule E reporting and want it free, Baselane or REI Hub are your strongest starting points3. If you want banking built in, Baselane wins. If you host short-term rentals, REI Hub's Airbnb/VRBO imports give it an edge2.
Then consider portfolio scale. Stessa's free Essentials plan supports unlimited properties, making it attractive for growing portfolios — but you'll pay $12/month for tax reports4. Landlord Studio's free tier caps at 3 units, so it's better for small portfolios4.
Finally, decide if you want operations too. Landlord Studio bundles leasing and maintenance features alongside accounting4. If you only need accounting, the other tools are more focused.
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