Innago vs TurboTenant 2026: Free Tools Compared Head-to-Head

Innago wins under 25 doors if you want the broadest free feature set and don't mind a utilitarian UI. TurboTenant wins under 10 doors if you want the smoothest tenant-facing experience and you're okay with paid add-ons creeping in. Above 25 doors with third-party owners, neither — both are landlord-tier, not PM-tier.

This is the actual head-to-head between the two "free" landlord tools that come up the most. The catch with "free" is always where the money actually flows — that's most of the work below.

TL;DR verdict

• Choose Innago if: you self-manage 5–25 doors, want the broadest free feature set including online lease signing and accounting, and tolerate a UI built for function over polish.
• Choose TurboTenant if: you self-manage 1–10 doors, want a polished tenant-facing experience, and will pay for the Premium tier to unlock the workflow you actually need.
• Choose neither if: you collect rent on behalf of third-party owners (no real trust accounting on either), or you're past 25 doors and need owner statements and vendor management.

Pricing side-by-side

Both market as free. Both monetize through tenant payment fees, application screening passthrough, and (on TurboTenant) a paid tier. 2026 published rates, paid annually. Treat any verbal upgrade discount as not-real until it's in writing.

At 10 doors as a free Innago user: roughly $0/mo in platform fees, with the only meaningful cost being ACH/card transaction fees you mostly pass to tenants.

At 10 doors on TurboTenant Premium: ~$13/mo platform fee plus the same transaction fees, but with faster ACH and full lease/syndication features. The free tier exists; you'll likely outgrow it past 3–5 active doors.

The fee categories most landlords don't see coming:

• Application screening passthrough. Both pass the fee — confirm in your state whether you can also tack on a small admin fee, or whether you'll absorb the spread.
• Slow ACH on free tiers. TurboTenant's free tier ACH is slower. If cash flow timing matters, the Premium upgrade pays for itself.
• Lease template gates. TurboTenant gates state-specific leases behind Premium. If your state isn't on the free list, you're paying.
• Maintenance routing. Both let tenants submit; neither routes to vendors automatically without manual dispatch.

Tenant experience

• TurboTenant: Cleaner tenant portal. Renter Profile carries applications across listings. Tenant app on mobile is the smoother of the two.
• Innago: Functional, dated. Tenants can pay rent and submit maintenance requests; the UX is plain.

Edge: TurboTenant.

Leasing workflow

• Innago: State-aware lease templates included. Online signing included on every plan. Application-to-signed-lease flows are integrated.
• TurboTenant: State-specific leases on Premium; free tier templates are generic. Online signing on Premium.

Edge: Innago, especially on the free tier.

Listing syndication

• TurboTenant: Premium tier syndicates broadly (Zillow network, Realtor.com, others). Free tier is limited.
• Innago: Included syndication is solid — Zillow, Trulia, HotPads. Comparable reach.

Edge: Tie on Premium TurboTenant; Innago wins on free.

Accounting and reporting

• Innago: Income and expense tracking, basic financial reports, Schedule E categorization. CSV exports work. Suitable for owner-operator bookkeeping.
• TurboTenant: Lighter built-in accounting. Integrates with REI Hub for serious bookkeeping (paid add-on).

Edge: Innago for built-in. TurboTenant + REI Hub for deeper bookkeeping if you'll pay for it.

Maintenance

• Both: Tenants submit requests with photos. You assign. Neither has a real vendor portal or coordinator workflow at this tier.

Edge: Tie. Both are landlord-grade, not PM-grade.

Where each one breaks

Where Innago breaks

• UI feels last-decade. It is. Functional, but operators who've used DoorLoop or Avail will feel the gap.
• No owner-statement workflow. This is a landlord tool. Managing for others doesn't fit.
• Mobile is thinner than TurboTenant's. Tenants notice.

Where TurboTenant breaks

• The free tier is bait at scale. Past 3–5 active doors with real turnover, you're on Premium or you're losing time. Just call it $13/mo from day one.
• No real PM accounting. Same category as Innago — landlord tier, not PM tier.
• Add-on creep. REI Hub, Premium, screening — the modular pricing means the all-in number can surprise you.

What both vendors don't tell you

• "Free" is a marketing tier, not a sustainable workflow at scale. Past 5 active rented doors, you're paying somewhere (subscription, transaction fees, or your own time replacing missing workflow).
• Trust accounting absent on both. Neither tool is built to hold or report on money belonging to third-party owners. The moment you take on a managed property, you're outside the regulatory norm.
• Tenant ACH auto-pay doesn't transfer. If you migrate to or from either, plan for 60 days of re-enrolling tenants and 10–20% drift.
• Maintenance coordination is on you. Both push the request from tenant to landlord. You're the dispatcher. At 10+ doors that becomes a real time cost.
• Listing syndication SLAs aren't published. Both rely on third-party feeds. If a listing doesn't appear on Zillow within 24 hours, you may not get great support response.

Decision matrix

FAQ

Is Innago really free for landlords? Yes — the platform is free for landlords. The monetization is via tenant payment fees and application screening passthrough. Same model as several others in this tier.

Is TurboTenant's free tier usable at 5 doors? Usable, but tight. Slow ACH, limited templates, capped syndication. Most operators upgrade to Premium within the first quarter of active use.

Do either handle short-term rentals? Neither. STR needs calendar sync with Airbnb/Vrbo, cleaning workflows, and different lease structures. Use an STR-specific tool.

What's the step up from these at 25+ doors? Real PM tools: DoorLoop or Buildium on per-door pricing, or a flat-priced platform like Proprietio for operators running mixed portfolios who don't want per-door pricing to stack. The trigger is usually trust accounting or owner-statement needs, not feature gaps.

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