MakeLease is in early access — early users help shape what we build next.

    TurboTenant Alternative: MakeLease vs TurboTenant

    TurboTenant's Free plan does not include finished lease agreements: its help center says state-specific leases come with the Essentials plan ($149/year for 1–10 units) or Pro ($199/year for 1–10 units). On the Free plan you can start and save a lease, but you need Essentials or Pro to finalize it or send it for e-signature, and TurboTenant's help center says it does not sell single leases. MakeLease lets you build a residential lease, download the PDF and send it for e-signature at no cost today with no card, though you do need a free account and you get a general lease, not a state-specific one. That is the whole trade. TurboTenant is a full rental platform: state-specific leases, tenant screening, rent collection, listing syndication and mobile apps. MakeLease is a narrower tool for landlords who already have a tenant and mainly need a clear written lease signed. If you need screening, rent collection or a lease built around your state's rules, TurboTenant does far more than we do.

    Prices and features verified: · by MakeLease Editorial Team

    The short answer

    Choose TurboTenant if…

    • you want a lease built around your state's rules (including county-specific versions where TurboTenant offers them) rather than adding state terms yourself
    • you also need tenant screening, online rent collection or listing syndication in the same account
    • you manage from your phone and want a landlord app plus a separate renter app
    • you sign several leases or addendums a year and want them state-specific, since Essentials ($149/year for 1–10 units) includes unlimited state-specific leases and addendums

    Choose MakeLease if…

    • you already have a tenant and just need a written lease drafted, signed and stored without paying for it
    • you don't want to enter a card or commit to an annual subscription to get one lease done
    • your tenant should be able to sign from an emailed link without creating an account
    • you are comfortable checking your state's landlord-tenant rules and adding any required terms yourself
    Create a free lease

    Who should choose which

    First-time landlord filling a vacancy from scratch

    Better fit: TurboTenant

    If you still need to advertise the unit, take applications, run credit, criminal and eviction checks and then collect rent, TurboTenant covers every step in one account, and the screening fee is paid by the applicant by default. MakeLease does none of the listing, screening or rent collection.

    Landlord renewing or papering a tenant you already know

    Better fit: MakeLease

    If the tenant is already chosen and rent is handled elsewhere, paying for an annual TurboTenant subscription just to finalize and sign one lease can be more than you need. MakeLease drafts the lease in a guided wizard and sends it for e-signature at no cost today.

    Landlord in a state with heavy lease rules

    Better fit: TurboTenant

    TurboTenant builds state-specific leases, keeps separate lease versions for some counties and calls out extra wizard steps for New York, Illinois and Virginia. MakeLease is not state-specific, so you would have to research and add those terms yourself.

    Small landlord with one or two doors on a tight budget

    Better fit: TurboTenant and MakeLease together

    TurboTenant's Free plan is a reasonable home for listing, screening and rent collection, but finalizing a TurboTenant lease or sending it for e-signature needs Essentials or Pro. You can use TurboTenant's free tools for the tenant search and MakeLease for the lease itself; just check your state's requirements before you rely on a general lease.

    Pricing: TurboTenant vs MakeLease

    Pricing comparison of TurboTenant and MakeLease, verified 2026-10-27
     TurboTenantMakeLease
    Cheapest plan that includes leasesPaidEssentials: $149/year (1–10 units)[6][2]$0, no card[26]
    One lease without a subscriptionNoNot offered, per its help center; older marketing pages still show $59 or $79 per leaseP1[7][17][16][12]YesFree, guided 8-step wizard[26]
    Higher tier (1–10 units)PaidPro: $199/year[2]$0, no card[26]
    Price as your portfolio growsEssentials $199–$349/year and Pro $399–$999/year above 10 units[2]$0, no card[26]
    BillingPaid plans billed once a year; no month-to-month option[5]No card[26]
    Landlord forms packPaid$199 on Free; included with Essentials and Pro[3]PartlyLease plus free landlord forms[26]
    Screening fee (paid by applicant)$55 on Free; $45 on paid plans; landlord pays nothing by default[4][9][19]NoNot offered[27]
    Bank (ACH) rent payment fee (paid by tenant)About $2 on Free and Essentials; waived on Pro[4][9][10]NoNot offered[27]
    Card rent payment fee (paid by tenant)3.49%[4][21]NoNot offered[27]

    TurboTenant's monthly figures ($12.42 and $16.58) are the annual price divided by 12; both paid plans are charged once a year. Screening and payment fees are charged to applicants and tenants, not landlords, so they are listed separately from the landlord's subscription.

    1. P1. TurboTenant's help article on creating a lease says it does not offer one-time purchases of individual lease agreements; a Free-plan lease can be started and saved but needs Essentials or Pro to finalize or send for e-signature. Its lease landing page ($59 a la carte), its September 2026 software-cost article ($79 per lease) and its lease page's "Pay for the lease" step still describe per-lease pricing.

    Features compared

    Feature comparison of TurboTenant and MakeLease, verified 2026-10-27
     TurboTenantMakeLease
    State-specific leaseYesState-specific leases, with county versions for some areas[13][15][14]NoNot state-specific; you add state rules[27]
    Guided lease builderPaidStart and save on Free; Essentials or Pro needed to finalize[7][6]YesFree, guided 8-step wizard[26]
    E-signature on the leasePaidEssentials or Pro needed to send a TurboTenant lease for e-signature[7][9]YesFree; tenant needs no account[28]
    Account neededFree account; finalizing a lease needs Essentials or Pro[1][7]Free account to generate or send[26]
    Online rental applicationsYesFree plan[8]PartlyOnline application form; no screening[26]
    Tenant screeningYesTransUnion credit, criminal and eviction checks; applicant pays[19][8]NoNot offered[27]
    Online rent collectionYesFree for landlords; tenant fees apply[21][8]NoNot offered[27]
    Listing syndicationYesLists on 25+ sites[20]NoNot offered[27]
    Maintenance requestsYesFree plan[8]YesFree work orders[26]
    AccountingPaidFull accounting suite and financial reports on Pro only[10][11]PartlyExpense tracking and investor calculators; no bank feeds[26]
    Landlord mobile appYesYes[22]NoWeb only[27]
    Tenant-facing accessYesRenter app and renter login[23]YesFree[26]

    TurboTenant marks each feature by plan on its pricing page; where a feature needs Essentials or Pro it is shown as paid here. MakeLease cells describe what our generator does today, including what it does not do.

    ✓ included · ✗ not offered · Paid = paid plan or per-use fee · Partial = offered with a limit noted in the cell. Bracketed numbers link to the source.

    Where TurboTenant is better

    • State-specific leases: TurboTenant builds the lease around the property's state, keeps separate versions for some counties and says its leases include mandatory disclosures. MakeLease does not add state-specific clauses; you have to check and add them.
    • Tenant screening: TurboTenant runs TransUnion credit, criminal and eviction checks paid for by the applicant. MakeLease has an application form but no screening.
    • Rent collection: TurboTenant collects rent by bank transfer or card with reminders, late fees and autopay. MakeLease does not collect rent.
    • Listings: TurboTenant syndicates a listing to 25+ sites. MakeLease does not publish listings.
    • Mobile: TurboTenant has a landlord app and a renter app. MakeLease is web only.
    • Track record and breadth: TurboTenant says it is trusted by over 1 million self-managing landlords, offers phone support on paid plans and sells an optional full-service management service. MakeLease is a much narrower product.

    What changed recently

    • TurboTenant's older Premium announcement described one all-access plan at $149. Its current pricing splits paid features into Essentials and Pro, with both priced by the number of units managed (up to $349/year for Essentials and $999/year for Pro at 61+ units).[18][2]
    • 2026-10: TurboTenant's help center now says it does not sell individual lease agreements: Free-plan landlords can build and save a lease but need Essentials or Pro to finalize it or send it for e-signature. Older pages still describe a per-lease price: the Premium announcement and a lease landing page say $59, and the software-cost article (updated September 2, 2026) says $79.[7][18][17][16]
    • Several features are Pro-only, including waived ACH fees for tenants, more than one connected bank account, income verification, e-signature templates and the full accounting suite. The older Premium announcement included connecting any number of bank accounts in the $149 plan; Essentials now allows one.[10][9][18]
    • TurboTenant's help center labels financial reports, the full accounting suite, user roles, Maintenance AI and electronic security deposit returns as recently added ("New").[11][10]

    Other TurboTenant alternatives

    MakeLease is not the only free option. These tools ranked above us in our roundup of free lease generators, mainly because they offer state-specific lease content and MakeLease does not.

    • Avail

      Best for: Landlords who want a free, state-specific lease with e-signature and can live with the standard clauses.

      The free plan (named Unlimited) includes state-specific lease templates with digital signing. Avail says all its lease templates and e-sign options are free, offers a free printable lease PDF, and lets you upload your own lease and send it for e-signature at no cost. Avail says the free tier is not a trial.[29][30][31][32][33]

      What Avail charges for

    • Innago

      Best for: Landlords who want a free downloadable state lease template plus free online signing in the same place.

      Innago's pricing page lists online leasing and document storage as free with no setup fee, monthly fee or contract. Its site publishes a residential lease template page for every state and DC (credited to REI Grove), and its signing page says you can sign and store as many leases and documents as you like for free, using Dropbox Sign as its e-signature partner.[34][35][36][37][38][39][40][41]

      What Innago charges for

    Switching from TurboTenant

    1. Download copies of every signed lease, addendum and condition report from your TurboTenant account before you cancel or let a paid plan lapse, so you keep your own records.
    2. Decide what stays on TurboTenant. Its Free plan still covers listings, applications, screening and rent collection, so many landlords only need to replace the lease step.
    3. Create a free MakeLease account and enter the property, parties, term, rent, deposit and house rules in the 8-step wizard, using your current lease as the reference.
    4. Look up your state's landlord-tenant rules and add any required disclosures or clauses yourself, because MakeLease's lease is not state-specific. If your current lease came from TurboTenant's state builder, compare the two side by side.
    5. Download the PDF to review it, then send it for e-signature; your tenant signs from the emailed link without creating an account.
    6. If you were on Essentials or Pro only for leases, review your plan under Settings > Subscription in TurboTenant before the annual renewal date.

    Frequently asked questions

    Is TurboTenant free?

    Partly. TurboTenant has a $0/month Free plan that covers listings, applications, screening (paid by the applicant), rent collection and maintenance requests. Lease agreements are not part of it: the help center says leases are included with the Essentials and Pro plans, which start at $149/year and $199/year for 1–10 units.[1][8][6][2]

    Does TurboTenant charge for leases?

    Leases come with a paid plan. TurboTenant's help center says Essentials and Pro include unlimited state-specific leases and addendums, and that on the Free plan you can start and save a lease but need Essentials or Pro to finalize it or send it for e-signature. The same help article says TurboTenant does not offer one-time purchases of individual leases, although some older TurboTenant pages still show $59 or $79 per lease.[7][6][17][16]

    Is there a TurboTenant free lease agreement?

    Not a finished one. TurboTenant's help center says you can start building and save a lease on the Free plan, but finalizing it or sending it for e-signature needs Essentials or Pro, and its pricing table puts lease agreements on those plans. If you need a lease drafted and e-signed without paying, MakeLease does that at no cost today with no card; you need a free account, and the lease is general rather than state-specific.[7][6][1][26][27]

    How much do TurboTenant Essentials and Pro cost?

    For 1–10 units, Essentials is $149/year and Pro is $199/year. Prices rise with portfolio size: Essentials is $199, $299 and $349/year at 11–30, 31–60 and 61+ units, and Pro is $399, $699 and $999/year. Both are billed once a year with no month-to-month option.[2][5]

    Who pays the TurboTenant screening fee?

    By default the applicant pays: $55 when the landlord is on the Free plan and $45 when the landlord is on a paid plan. The fee covers a TransUnion credit report and score, a criminal background check and an eviction check. Landlords can choose to pay it themselves.[4][9][19]

    Does TurboTenant charge tenants to pay rent online?

    Rent collection is free for landlords, but tenants pay convenience fees: about $2 per bank (ACH) payment on the Free and Essentials plans, waived on Pro, and 3.49% for credit or debit cards.[21][4][9][10]

    Is there a free TurboTenant alternative for leases?

    If you only need a lease drafted and e-signed, MakeLease does that at no cost today with no card: you build the lease in a guided wizard, download the PDF and send it for e-signature, and your tenant signs from an emailed link without creating an account. You need a free MakeLease account, and the lease is general rather than state-specific, so you add your state's rules yourself. By comparison, TurboTenant's help center says a Free-plan lease cannot be finalized or sent for e-signature without Essentials ($149/year for 1–10 units) or Pro.[26][28][27][7][2]

    Do I have to leave TurboTenant to use an alternative for my lease?

    No. TurboTenant's Free plan has no fees or contracts and still covers listings, applications, screening and rent collection, so you can keep using it for those and use MakeLease only for the lease. MakeLease does not collect rent, screen tenants or syndicate listings.[1][8][27]

    Has TurboTenant raised its prices?

    Its pricing has changed shape. An older announcement described one $149 Premium plan; today there are two paid plans whose price depends on how many units you manage. Its pages have quoted $59 and later $79 per lease, but its help center now says individual leases are not sold separately. Some Trustpilot reviewers report being renewed at a higher tier than they expected, so check your plan and renewal date under Settings > Subscription.[18][2][17][16][7][25]

    Try MakeLease for your next lease

    Answer eight short sections, generate a PDF and send it for e-signature. It costs nothing today and no card is asked for; you create a free account when you generate the lease. MakeLease does not add state-specific clauses, so check your state's lease rules before you sign.

    Create a free leaseSee what the lease includes

    Sources and methodology

    • We read each company's public pricing, feature and help pages on the date shown. We did not create accounts, start trials or contact sales.
    • A claim appears on this page only if a public page supports it. Anything we could not load or confirm was left out rather than guessed.
    • Complaints are quoted only as what some reviewers report, with a link. They are not statements of fact.
    • We do not publish scores or star ratings. We re-check every source monthly and date each change.
    • TurboTenant's public pricing page, help center plan and lease-creation articles, lease agreement pages, screening, rent collection and mobile app pages were rendered in headless Chrome on 2026-10-27 without logging in, starting a trial or submitting any form.
    • Prices by number of units come from the help center's pricing table; the pricing page itself now shows only the "Starting at" monthly figures.
    • Plan inclusions were read from the pricing page's feature table and cross-checked against the help center's plan list. Where the two disagree on a detail, we show the narrower claim.
    • TurboTenant's pages disagree on whether a single lease can be bought: a lease landing page ($59) and a September 2026 cost article ($79) describe a per-lease price, while its help center (updated October 2026) says there is no one-time purchase and a Free-plan lease cannot be finalized without Essentials or Pro. We show the help center's narrower statement and cite the other pages alongside it.
    • We could not see in-app pricing, checkout screens or renewal terms beyond what the public pages state.
    • Trustpilot was read in headless Chrome on 2026-10-27; individual reviews are reported as what some reviewers say, not as fact.
    • A TurboTenant community thread about price increases that we had noted earlier now redirects to a general education page, so it is not cited.
    1. [1] TurboTenant pricing page: plan cards · accessed 2026-10-27
      “Free Start managing for free No fees or contracts – ever $0/month ... Essentials Scale as your needs grow Starting at $12.42/month ... Create and sign leases online ... Pro Run your rentals like a business Starting at $16.58/month”
    2. [2] TurboTenant Help Center: Premium pricing by portfolio size · accessed 2026-10-27
      “Premium Pricing by Portfolio Size Units Managed Essentials Pro 1–10 units $149/year $199/year 11–30 units $199/year $399/year 31–60 units $299/year $699/year 61+ units $349/year $999/year”
    3. [3] TurboTenant pricing page: feature table (Landlord Forms Pack) · accessed 2026-10-27
      “Landlord Forms Pack $199 Included Included Included”
    4. [4] TurboTenant pricing page: What Your Renters Pay · accessed 2026-10-27
      “For Pro Landlords ... Screening Fee Renters pay upon completion of their application or screening report. $45 ... Bank Transfer (ACH) Free Credit / Debit Card 3.49% fee ... [Free tab] Screening Fee ... $55 ... Bank Transfer (ACH) $2 fee Credit / Debit Card 3.49% fee”
    5. [5] TurboTenant Help Center: Is There a Cost to Sign Up for TurboTenant? · accessed 2026-10-27
      “All Premium plans (Essentials and Pro) are billed as a single annual charge at checkout. There is no month-to-month billing option.”
    6. [6] TurboTenant Help Center: which plan includes leases · accessed 2026-10-27
      “Q: Which plan includes lease agreements? A: Unlimited state-specific lease agreements and addendums are included with the Essentials and Pro plans.”
    7. [7] TurboTenant Help Center: How to Create a Lease Agreement (shown as updated Oct 26, 2026) · accessed 2026-10-27
      “You can start building and save a lease agreement with TurboTenant's Free plan. However, an active Essentials or Pro subscription is required to finalize or send a new TurboTenant lease agreement for electronic signatures. ... TurboTenant does not offer a one-time purchase for individual lease agreements. ... Q: Can I purchase a single TurboTenant lease agreement? A: TurboTenant does not offer one-time purchases of individual lease agreements.”
    8. [8] TurboTenant Help Center: Free plan contents · accessed 2026-10-27
      “The Free plan includes the tools you need to list your property, screen applicants, collect rent, and manage your rental. ... Applications & Screening: Collect rental applications and screening reports. By default, prospective renters pay the screening fee. Condition Reports ... Maintenance Requests: Receive, manage, and track maintenance requests from your tenants. Online Rent Collection: Collect rent payments online.”
    9. [9] TurboTenant Help Center: Essentials plan contents · accessed 2026-10-27
      “Lower Screening Fees: Applicants pay $45 instead of $55 for screening reports. ... Unlimited E-Signatures: Collect electronic signatures on your own documents. ... One Connected Bank Account: Connect one bank account to collect rent payments. ACH payments carry a standard ~$2 renter fee on Essentials.”
    10. [10] TurboTenant Help Center: Pro-only features · accessed 2026-10-27
      “The following features are exclusive to the Pro plan. They are not available on Essentials: Accounting & Financial Reports, Full Accounting Suite, Custom Pre-Screener & Application Questions, E-Signature Templates, Unlimited Connected Bank Accounts, Waived ACH Fees, Income Verification / Snappt, Marketing Call Forwarding, and User Roles & Permissions.”
    11. [11] TurboTenant Help Center: features labelled (New) · accessed 2026-10-27
      “Financial Reports: Access Profit & Loss (P&L), Net Operating Income (NOI), cash flow reports, and more. (New) Full Accounting Suite: ... (New) ... Features marked (New) have been recently added to TurboTenant and are available with the subscription plan indicated above.”
    12. [12] TurboTenant rental lease agreement page: how it works · accessed 2026-10-27
      “Preview your rental contract before you pay so you can ensure everything looks up to par. 4 Pay for the lease. ... 5 Sign and send your written agreement for e-signatures right in your account (included at no extra cost).”
    13. [13] TurboTenant rental lease agreement page: state-specific FAQ · accessed 2026-10-27
      “Yes. TurboTenant’s rental lease agreements are designed to help landlords create state-specific leases based on the rental property’s location.”
    14. [14] TurboTenant rental lease agreement page: NY, IL, VA · accessed 2026-10-27
      “Live in New York, Illinois, or Virginia? Our wizard includes the necessary steps to ensure complete lease compliance.”
    15. [15] TurboTenant Help Center: state-specific lease agreements · accessed 2026-10-27
      “If your state has additional counties listed below, these counties will have their own specific lease agreement. ... TurboTenant lease agreements include mandatory disclosures.”
    16. [16] TurboTenant blog: How Much Does Property Management Software Cost? (updated Sep 2, 2026) · accessed 2026-10-27
      “Landlords who use TurboTenant’s free base-level software must pay $79 per lease agreement. Each purchased lease includes an e-signature”
    17. [17] TurboTenant lease agreements landing page · accessed 2026-10-27
      “Single Lease Agreement $ 59 a la carte”
    18. [18] TurboTenant blog: Now Available: TurboTenant Premium (updated Jan 12, 2026) · accessed 2026-10-27
      “The Premium Plan is the all-inclusive, all-access plan made for landlords – for one subscription price of $149. ... Hook up an unlimited amount of bank accounts ... Customize an unlimited number of state-specific lease agreements you need over the year (normally $59 per lease agreement)”
    19. [19] TurboTenant tenant screening page · accessed 2026-10-27
      “With TurboTenant the applicant pays $45 or $55 depending on the landlord’s plan, and the landlord pays nothing. That one fee covers the TransUnion credit report and score, the criminal background check, and the eviction check.”
    20. [20] TurboTenant site navigation: rental advertising · accessed 2026-10-27
      “Rental Advertising List on 25+ sites and find qualified renters, for free”
    21. [21] TurboTenant online rent collection page · accessed 2026-10-27
      “Get automatic reminders, custom late fees, autopay, receipts, and secure bank connections – $0 for landlords. ... *Industry-standard convenience fees apply ($2 ACH, 3.49% credit/debit).”
    22. [22] TurboTenant mobile app page · accessed 2026-10-27
      “Rental Property Management App Manage your rentals from anywhere ... Download the TurboTenant mobile app on your phone by scanning the QR code.”
    23. [23] TurboTenant site navigation: renter app · accessed 2026-10-27
      “Renters ... Renter Toolbox Download Renter App Renter Login”
    24. [24] TurboTenant pricing page: scale claim · accessed 2026-10-27
      “Trusted by over 1 million self-managing landlords – from 1 to 50 doors.”
    25. [25] Trustpilot: TurboTenant reviews · accessed 2026-10-27
      “"TurboTenant renewed my services at the premium level ($299) without my request." (posted Oct 25, 2026) ... "we were forced to pay the screening fee twice" (posted Oct 16, 2026)”
    26. [26] MakeLease lease agreement generator · accessed 2026-10-26
      “Creating a lease, downloading the PDF and sending it for e-signature cost nothing today, and no card is asked for. You need a free account to generate, save or send a lease.”
    27. [27] MakeLease generator: honest limits · accessed 2026-10-26
      “MakeLease does not add state-specific clauses. It does not collect rent, run credit or background checks, syndicate listings, or have a mobile app.”
    28. [28] MakeLease e-sign guide · accessed 2026-10-26
      “Tenants sign from an emailed link without creating an account. MakeLease records the signer's name, a timestamp, IP address and browser user agent, and stores a SHA-256 hash of the generated PDF.”
    29. [29] Avail pricing: free plan · accessed 2026-10-27
      “Unlimited $0/unit Unlimited Units Access basic rental property management tools. ... Use state-specific leases with digital signing”
    30. [30] Avail lease agreement page: cost FAQ · accessed 2026-10-27
      “All Avail lease agreement templates and e-sign options are free to use.”
    31. [31] Avail lease agreement page: printable PDF · accessed 2026-10-27
      “Prefer a physical lease you can print? Download our free lease PDF and other helpful templates now.”
    32. [32] Avail lease agreement page: upload your own lease · accessed 2026-10-27
      “Simply upload your lease, add unlimited digital signatures for free, and send it directly to your tenants — all within our platform.”
    33. [33] Avail pricing FAQ: free tier vs trial · accessed 2026-10-27
      “Our base Avail pricing tier is entirely free for landlords, with no time limits or hidden trial expirations.”
    34. [34] Innago pricing page · accessed 2026-10-27
      “Every Feature listed below is included in your Innago account at absolutely no cost to you.”
    35. [35] Innago pricing page: leasing row · accessed 2026-10-27
      “No Setup Fee No Monthly Fee No Contract ... Online Leasing & Document Storage FREE”
    36. [36] Innago sitemap: state lease pages · accessed 2026-10-27
      “https://innago.com/residential-lease-agreement/alabama/ … https://innago.com/residential-lease-agreement/wyoming/ … https://innago.com/residential-lease-agreement/district-of-columbia/”
    37. [37] Innago California residential lease agreement page · accessed 2026-10-27
      “To make your journey easier, REI Grove is offering a California lease agreement template for download.”
    38. [38] Innago online lease signing page · accessed 2026-10-27
      “Sign and store as many leases and other documents as you like, as always – for free.”
    39. [39] Innago online lease signing page: e-signature partner · accessed 2026-10-27
      “Our eSignature partner, Dropbox Sign (formerly Hellosign), helps us ensure that both your convenience and security are making a serious improvement.”
    40. [40] Innago online lease signing page: custom templates · accessed 2026-10-27
      “Create as many custom lease templates as you need. Automated fields make the process a breeze.”
    41. [41] Innago free landlord forms page · accessed 2026-10-27
      “Lease Agreements, Addendums, Notices, & Many More Available. Easily Download, Edit, or Print Documents. Sign Online With Our Free Software.”

    TurboTenant, Avail and Innago are trademarks of their respective owners. MakeLease is not affiliated with, endorsed by or sponsored by any of them. Names are used only to identify the products being compared. This page is general information, not legal advice.