Proprietio vs Avail
An honest comparison — features, pricing, where each platform genuinely wins. Last verified 2026-07-06.
You want the most polished consumer-grade UI in the DIY-landlord space, you're happy with a web-only experience, and your portfolio is small.
You're growing past ~10 units, you need real accounting (GL, 1099, QuickBooks sync), you have HOA / commercial / bilingual workflows, or you want flat-rate pricing instead of per-unit.
Our plans, by portfolio size
Every Proprietio plan and its price. For Avail’s own prices, see their pricing page. pricing
Your first unit — fully managed, on us.
- 1 unit
- Lease & tenant record
- Rent receipts (quittances)
- Rent tracking
- Online rent collection — $4.99 in months used
- 1 owner seat
- On approval — no credit card
- Web app (no mobile app)
Single-property landlords getting started.
- Up to 10 units
- Free migration through your Magic Link on annual billing
- All payment methods (Stripe, Zelle, Venmo, Wire, Check)
- Tenant portal
- iOS apps for residents and staff
- Owner portal — basic (1 owner, monthly statements)
- Lease & maintenance tracking
- Custom Offers + Sales Pipeline (basic)
- Email support
- 0% platform fee on rent — you keep 100%
Small landlords with a few buildings.
- Up to 50 units
- Free migration through your Magic Link on annual billing
- Everything in Lite, plus:
- Your own logo & brand color
- Owner portal — magic-link + monthly statements (unlimited owners)
- Automated rent reminders + late fees
- GL accounting
- 1099 forms
- Custom contract upload
- Property inspections
- Lease history + activity feed
- Priority email support
- Stripe convenience fee pass-through (tenant pays card fees)
Small PMC managing for multiple owners.
- Up to 250 units
- Free migration through your Magic Link, live in 48 hours after your review, up to 150 units
- Everything in Standard, plus:
- Claude & ChatGPT connector (MCP)
- AI lease drafting + clause editor
- Collections AI & renewal drafts + resident SentimentAI
- Workflow automations
- Owner portal + per-LLC Stripe Connect payouts
- Pipeline reporting + intent detection
- Live chat support
Growing PMC that has outgrown 250 units.
- Up to 500 units
- Free migration through your Magic Link, first 250 units and 25 buildings
- Everything in Growth, plus:
- Twice the units of Growth
- 20 owner & manager seats
- 80 e-signatures / month included
Mid-size PMC, up to 750 units.
- Up to 750 units
- Free migration through your Magic Link, first 250 units and 25 buildings
- Everything in Growth Plus, plus:
- 30 owner & manager seats
- 120 e-signatures / month included
- 15% off every add-on pack
Established PMC with advanced ops — top self-serve tier.
- Up to 1,000 units
- Free migration through your Magic Link, first 250 units and 25 buildings
- Everything in Advanced, plus:
- Public agency website ($39/mo value — free at this tier)
- Owner portal + per-LLC payouts + investor-grade reports
- Custom domain (yourcompany.com)
- White-label tenant emails
- Bank reconciliation (Plaid)
- QuickBooks Sync
- Phone & live chat support
For portfolios past 1,000 units — one sales-led offer.
- No size limit — 1,000 or 100,000 units
- The more doors, the lower the price per door
- Everything in Pro, plus:
- Voice AI phone line included
- Unlimited applicant income verification
- Larger portfolios migrated too, on a fixed quote and an agreed go-live date
16 categories compared
| Feature | Proprietio | Avail | Winner |
|---|---|---|---|
| Free plan | 15-day trial, no card to start | Free forever | Avail |
| Sign up with Google (one click) | Yes — portfolios under 10 doors | No — email + password only | Proprietio |
| Native mobile app | Mobile-optimized PWA, installable on iOS/Android | No native iOS/Android — mobile-web only | Proprietio |
| Tenant screening | $35 pass-through (TransUnion) | On both tiers (custom Qs on Plus) | Avail |
| AI lease drafting | $3 / lease, 50-state clauses | Templates only | Proprietio |
| AI maintenance triage | $1 / ticket | Manual | Proprietio |
| Double-entry GL + 1099 forms | Built-in (GL Standard+, 1099s Growth+) + year-end close & CPA export | Basic income/expense + 1099 export only | Proprietio |
| QuickBooks bidirectional sync | Pro+ ($1,699/mo) | No | Proprietio |
| HOA / condo workflows | Dedicated product line | Not supported | Proprietio |
| Commercial real estate | Dedicated tier | Not supported | Proprietio |
| Bilingual EN/ES (lease + portal) | Full product line, §1632 | EN only | Proprietio |
| 50-state legal engine | Hand-curated, with deadlines + late-fee caps coded per state | Templated state-specific (Local Assist™ disclosures) | Proprietio |
| Public agency website | $39/mo (free Pro+), 5 themes | No | Proprietio |
| Owner / investor portal | Yes, all plans | No | Proprietio |
| Education content | Blog + 50-state guides | Strong educational hub | Avail |
| AI assistant via MCP (ChatGPT) | Yes — live MCP connector | Not available | Proprietio |
Where Avail wins
- UI polish. Avail's interface is the prettiest in the DIY-landlord category. If aesthetics matter to your tenants, that's real.
- Free tier is generous. Listing syndication, screening, rent collection — all on the free plan with no door cap.
- Realtor.com brand. Owned by Move, Inc. — built-in credibility and listing distribution.
- Educational content. Strong blog and lease-law guides, written for novice landlords.
Where Proprietio wins
- Native mobile. Avail has no native iOS/Android app — only mobile-web. Proprietio is an installable mobile-first PWA.
- Accounting depth. Real double-entry GL + QuickBooks bidirectional sync. Avail tops out at basic income/expense tracking with no double-entry ledger.
- AI features. Lease drafting, bill scan, triage. Avail has none.
- Verticals. HOA, commercial, bilingual EN/ES. Avail is DIY-residential only.
- Public agency site. Branded website at your own domain. Avail doesn't do this.
Frequently asked
Can I migrate from Avail to Proprietio?▾
Yes — export your data from Avail as CSV (units, tenants, leases, payments). You drop your exports in a private Magic Link and our team moves your portfolio for you: properties, units, tenants, leases, balances, ledger history and documents. Free on every annual plan, and on every plan from Growth up. Up to 150 units, you are live in 48 hours after your review; up to 250 units and 25 buildings, in 7 days, counted from the day we receive your complete exports. If it takes us more than 14 days, your first month is free. Larger portfolio? We migrate it too: free for the first 250 units and 25 buildings, a fixed quote for the rest, and a go-live date agreed before we start.
Does Proprietio integrate with Realtor.com?▾
Proprietio publishes listings via XML ILS feed compatible with Zillow, Trulia, HotPads, and Realtor.com network sites. Direct Realtor.com integration is on the roadmap; today the syndication route works for most landlords.
How often is this comparison updated?▾
Comparison pages are re-verified quarterly. The exact date is stamped in the footer below.
Switching from Avail? See the numbers for your portfolio.
Get a free, personalized audit — we map what you'd pay and gain moving off Avail to Proprietio, based on your real doors and feature mix. Emailed in minutes, no sales call.
- Your report is emailed in minutes.
- Competitor prices are sourced and dated.
- No call unless you ask for one.
Try Proprietio free for 15 days. No card to start.
See whether the flat-tier math, the AI features, and the bilingual + HOA + commercial verticals actually fit your portfolio. Cancel anytime.