ValleyUnit vs Avail
Both serve DIY landlords. Only one preps your taxes.
Avail's most common criticism: thin accounting
Avail handles the front end of landlording well -- screening, listings, lease templates, rent collection. But when it's time to file taxes, you're on your own. Avail tracks income and expenses but doesn't generate financial reports, tax-ready exports, or depreciation schedules.
Feature Comparison
An honest look at what each platform does and doesn't do
| Feature | ValleyUnit | Avail |
|---|---|---|
| Online rent collection (ACH) | Yes | Yes |
| Credit/debit card payments | Yes | Yes |
| Automatic late fees | Yes (flat or %) | Yes |
| Tenant portal | Yes | Yes |
| Maintenance requests | Yes (with photos) | Yes |
| Lease management | Yes | Yes (state-specific templates) |
| Tenant screening | No | Yes (TransUnion) |
| Listing syndication | No | Yes (12+ sites) |
| Digital lease signing | No | Yes |
| Built-in accounting | Yes (lease-level ledgers) | Minimal (expense tracking) |
| P&L report | Yes (Starter+) | No |
| Schedule E mapping | Yes (line-item level) | No |
| Form 4562 export | Yes (Pro) | No |
| 1099-NEC tracking | Yes (Pro) | No |
| Year-End Tax Pack | Yes (Pro) | No |
| Security alerts (default) | Yes | No |
| Full data export (CSV/JSON) | Yes | Limited |
| SMS notifications | Yes (opt-in) | No |
| Unlimited units | No (10 max) | Yes |
| Mobile app | No (responsive web) | Yes (but criticized) |
Pricing Comparison
Avail
| Plan | Price | Units | Notes |
|---|---|---|---|
| Unlimited (Free) | $0/mo | Unlimited | $2.50/ACH fee to tenants |
| Unlimited Plus | $7/unit/mo | Unlimited | Waived ACH, priority support |
ValleyUnit
| Plan | Price | Units |
|---|---|---|
| Free | $0/mo | 1 |
| Starter | $19/mo | 3 |
| Pro | $59/mo | 10 |
Which one is right for you?
When to choose Avail
- You want screening and listings included free
- You want state-specific lease templates
- You want to waive tenant ACH fees
- You have more than 10 units
- You want an established brand (Realtor.com)
- You don't need accounting or tax features
When to choose ValleyUnit
- Accounting is your pain point
- You need tax-ready exports
- Schedule E drives you crazy
- You want a running ledger per lease
- Security matters
- You want SMS notifications
- You want full data portability
The real difference
Avail is an excellent free tool for the landlord who needs help finding tenants and collecting rent. Screening, listings, lease templates, and basic rent collection -- all free, unlimited units. Hard to argue with that value.
But Avail was built as a front-of-funnel tool. It helps you find tenants, sign leases, and collect payments. Once the money is collected, you're on your own for the financial side.
ValleyUnit is a back-of-funnel tool. It assumes you already have tenants. Instead, it focuses on what happens after rent is collected: organizing every dollar, tracking expenses, calculating depreciation, flagging 1099 thresholds, and packaging everything for tax time.
The question is: which end of the funnel costs you more time and money?
Frequently asked questions
Minimal. Avail lets you track income and expenses, but it doesn't generate P&L statements, balance sheets, AR aging reports, or tax-ready exports. Multiple reviewers cite accounting as Avail's weakest area.
Avail Plus ($7/unit/mo) removes the $2.50 ACH fee for tenants and adds features like custom branding and priority support. The per-unit model means costs scale with your portfolio. At 10 units, that's $70/mo -- more than ValleyUnit Pro ($59/mo) which includes full accounting.
No. ValleyUnit focuses on rent collection, accounting, and tax prep. For screening, use a standalone service like TransUnion SmartMove, RentPrep, or similar.
Technically yes, but it creates friction. Tenants would interact with Avail during application and then switch to ValleyUnit for payments. It's simpler to pick one platform for the ongoing relationship and use a standalone screening service.
If you've never rented a property before and need help with the entire process (listing, screening, lease creation), Avail's free tier is an excellent starting point. If you already have a tenant and your primary concern is financial organization and taxes, ValleyUnit is the better fit from day one.
It works but receives mixed reviews. Landlords report it's functional for basic tasks. Tenants report more issues including crashes and outdated listings. ValleyUnit uses a responsive web app that works on any device without a separate download.
Tired of tax season being the hardest part of landlording?
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