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Cozy Property Management Software: BiggerPockets Review

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Since 2012, Cozy has been dedicated to helping landlords and tenants make the rental process easier. With Cozy, landlords can utilize listing, application, and collection features to partially automate their property management process. Tenants appreciate the payment, insurance, and maintenance features as well. 

Cozy is a web-based platform that can be accessed from a computer, phone, or tablet. Cozy is not an app, but it is optimized to be mobile-friendly for landlords and tenants who prefer to use the website program on-the-go. 

Landlords who are interested in Cozy can view a free demo to determine if the capabilities suit the needs of their current situation. 

Learn More on BiggerPockets:

Cozy Pricing

In its most basic form, Cozy is free for landlords. There are a few enhanced tools that cost money, though:
 
  • Rental pricing analysis: $19.99
  • Express payment, expediting ACH deposits into your account in three days: $2.99 per transaction. 

Cozy offers a number of tools that tenants can pay for, including:

  • Screening reports: $39.99 for both credit and background checks, or $24.99 individually 
  • Credit card payment fees: 2.75 percent
  • Renter’s insurance: $20 per month. 

Cozy Tools

Cozy’s functionality lies in tools that help landlords with the coordination and organization of rental data. From listing the property to communicating with tenants about maintenance, Cozy can help streamline the process in the following ways:

  • Marketing: The listing functions allow you to advertise your property with photos, write-ups, policies, and terms. Use a shareable link to spread the word, or syndicate the ad on Realtor.com and Doorsteps.com. 
  • Pricing: Using nearby comps and area trends, the rent estimate feature helps you determine and set fair rental prices. A localized analysis report helps you price your place right for the neighborhood and reduce turnover time. 
  • Applications: When potential tenants fill out applications on Cozy, you can compare information side-by-side. You can also save contacts for potential future openings. 
  • Screening: Credit checks and background checks, including criminal and eviction histories, can be run through Cozy and paid for directly by the applicant.
  • Rent collection: Automate the receiving of payments either via ACH or credit card. Set additional fees as needed. Payment processing is coordinated through Stripe, an international online payment corporation. 
  • Renter’s insurance: Tenants may either upload their third-party policy or purchase renter’s insurance through Cozy.
  • Expenses: Track expenses per property, complete with vendor names, comments, photos, and receipts. Export reports via CSV or PDF formats for tax purposes. 
  • Maintenance: Tenants can request repairs via Cozy, and you can update them with progress. Upload photos and receipts to keep detailed records. 

Most users appreciate the application and payment collection functions more than anything. Steven Myers from Wichita, KS, says, “I have been using Cozy for applications and payments for a few months. It has been a lifesaver over just accepting checks and paper applications.  It's very intuitive from both sides of things and I haven't had to spend a single cent yet on it.  Fantastic all the way around.” 

Nathan Bost from Raleigh, NC adds, “Setting up the new tenant was a breeze. No issues setting up a pro-rated payment. Tenants love the auto-draft and I do too! Thumbs up from me!”

Dan Whisman from Ohio manages nine properties with Cozy. He says, “Screening my tenants has never been easier. When a prospective tenant comes out to look at one of my properties, the first thing I do is hand them a sheet of paper with my rental requirements on it. At the bottom of the sheet is the address to the application page in Cozy for my specific property listing. The prospective tenant can go to Cozy, fill out an application and approve and pay for a credit and background check. I get an email when everything is complete and I go to Cozy to review everything and decide if I want to rent to them.”

In addition, users seem to appreciate the support available after signing up for Cozy. Whisman goes on to say, “They are quick and thorough with responses to questions.” Even users who may not have been happy with the answers to their questions reported a good interaction with service professionals. 

However, some users note issues with waiting for deposits. JD Martin of northeast Tennessee says, “It's a little slow on transferring funds—about 5 days—but if you're not desperate for the money you can see it's coming as you get an email that the transfer has started.” Using the Express Payouts feature would help, if timing is an issue to your business model. 

What Kind of Investors Should Use Cozy?

Cozy is a wonderful tool for many landlords, but it’s not right for everyone. For landlords and managers who oversee a handful of properties, Cozy could be a great fit. It’s got basic services that help with the most tedious parts of the rental process—and you can’t beat the price tag. However, large investment or property management companies may find that Cozy doesn’t have the kind of features they’re looking for. At the 20-plus door level, companies should probably look into paying for more comprehensive management software. 

Bigger Pockets forum contributors share similar opinions. Donald S. from St. Louis, MO, says, “Overall I like Cozy, and would recommend it to DIY landlords and small property managers.” And Justin Foster from Tulsa, OK, also thinks that “Cozy is a good service if you have a few rentals. It’s essentially free to you, and I have found it to be the best for low cost management.”

Julie Marquez in Seattle, WA, recommends Cozy as a launching point, saying, “It is a great free tool. Though other property management tools offer more capabilities, they also charge more. I guess it depends on what you need, but I think Cozy is a great place to start.”

Cozy Pros and Cons

Cozy offers many benefits to landlords, though each individual will need to make a decision based on balanced information. Here’s a rundown of some pros and cons, as gathered from our forum users.


Cozy Pros 

  • Intuitive and easy to use
  • Helpful tools save landlords time on listings, collections, and applications
  • Responsive support services
  • Can set up one-time payments that differ from normal rent payments
  • Free!

Cozy cons 

  • Rent payments listed by transaction number instead of tenant name
  • Accepts partial payments
  • Cannot turn off credit card payments
  • No Spanish translation


Cozy not for you? Read more property management reviews.
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