Our Verdict…

If you’re a business with at least 50 units needing integrated property management and accounting, then AppFolio is a good pick. We liked its AI leasing tool, workflow management, and top-shelf integrations which amp up the automation and help manage properties.

However, if your team lacks accounting expertise, AppFolio might be a bit of a struggle. Additionally, there’s a 50-unit minimum, so it’s not the best fit for smaller property management companies.

9.4
Our Rating
based on our expert editorial analysis
6.8
User Rating
based on 5 user reviews
Best for: Appfolio is best used by property management companies that have over 50 units.
Pros:
  • Modern and intuitive user interface
  • Strong universal search input
  • AI leasing and accounting features
  • iOS, Android mobile app
Cons:
  • 50 unit minimum
  • Limited integrations
  • No API access
  • Accounting features can be difficult without accounting background
  • No QuickBooks integration
Starting Price
$58 /month
Price Range Learn More
   $     $     $     $     $   
   $     $     $     $     $   
Pricing Details
Minimum monthly fee of $250

What is Appfolio?

AppFolio Property Manager is a cloud-based software built for managing residential properties, commercial properties, and community associations.

Businesses can manage anywhere from 50 properties to thousands of properties.

Appfolio includes the features you would expect from property management software including marketing and leasing tools and online maintenance management. Standout features include workflow management, automated accounts payable, smart bill entry, virtual showings, and an AI leasing assistant.

Our Ratings

Usability - 9.2 Modern interface; great user experience with many intuitive features; accounting features somewhat difficult to navigate; may need the help of an experienced accountant to use accounting features.
Support - 8.8 Help center has lots of helpful resources; phone support is by appointment only.
Scalability - 10 Has all the features I would expect for this type of software; mobile app has same user experience as desktop; this product is adequate to accomplish all property management tasks.
Security - 8.8 Multi-factor authentication; only export data with Plus plans; detailed permission controls for users.
Value - 9 Value is overall good but some features cost extra; most vital features are not hidden behind an expensive plan.
Performance - 10 Software is fast and responsive; can accomplish regular, repetitive tasks quickly.
Key Features - 10 Creating new properties, units, and tenants is easy; keeping track of rent payments is easy; I can view and store descriptive information on properties and tenants.

AI Leasing Assistant (Lisa)

Lisa, AppFolio’s AI-Powered leasing assistant, is a conversational AI solution that helps real estate businesses address the key challenge of high volumes of inquiries. Lisa saves valuable time by intaking leads, prequalifying them, scheduling showings, and even rescheduling. By automating this process, businesses can increase operational efficiency and occupancy rates.

What Features Are Missing?

  • Full Open API: Appfolio does not offer full open API access in any of its plans. Instead, it offers one-way API access to transfer data from AppFolio to third-party software. AppFolio Stack does offer integrations with third-party software and services, but these options are limited. Users will need to choose another software if they require the advanced functionality that is accessible with an open API.

Can You Use AppFolio With Less Than 50 Units?

No, AppFolio has a 50-unit minimum.

What Bank Does AppFolio Use?

AppFolio uses Union Bank and CheckAlt to provide bank statements, auto reconciliation, automated lockbox, and accounts receivable check images.

How Much Are AppFolio Online Payments?

The transaction fees for tenants to pay online are as follows:

  • ACH: Free
  • Credit: 2.99% per transaction
  • Debit: $9.99 per transaction
  • Electronic cash payment: $3.99 each
  • Application fee: $5.00

The transaction fees for paying owners and vendors are as follows:

  • ACH: $.50 each
  • Bill Pay: $.80 each

Alternatives

★★★★★
★★★★★
(1)
TurboTenant
TurboTenant Screenshot
Price Range
   $     $     $     $     $   
   $     $     $     $     $   
Starting Price
$8.25/month
Client OS
Web
Deployment
Cloud Hosted
What We Like
A free version is available
Offers digital signing
Has instant messaging for landlords to communicate with tenants
What We Don’t Like
There are paid add-ons for the free plan
Background screenings are somewhat limited
Not ideal for managing more than 100 properties
★★★★★
★★★★★
(2)
Hemlane
Hemlane Screenshot
Price Range
   $     $     $     $     $   
   $     $     $     $     $   
Starting Price
Free
Client OS
iOS, Android, Web
Deployment
Cloud Hosted
What We Like
No setup fees plus $0 ACH transaction fees
Online rent collection module
Real-time financial and maintenance updates
What We Don’t Like
Advertising through RentPath Network costs extra
No mobile app
Repair call center only available on upgraded packages
★★★★★
★★★★★
(35)
DoorLoop
DoorLoop Screenshot
Price Range
   $     $     $     $     $   
   $     $     $     $     $   
Starting Price
$59/month
Client OS
iOS, Android, Web
Deployment
Cloud Hosted
What We Like
Fully customizable
1000s of integrations (ex. QuickBooks) powered by Zapier and open API (with Premium Plan)
Suitable for both commercial and residential properties
What We Don’t Like
Must have Pro version for phone support
Only premium version allows integrations
ACH payments not free in Starter plan

Summary

We recommend AppFolio for small to large rental management businesses that want purpose-built accounting features and AI-powered tools.

The Residential, Commercial, and Community Associations Core plans have all the features we would expect from property management software and includes access to AppFolio’s AI leasing assistant, “Lisa”.

The Plus plans grants businesses access to advanced tools like workflow management and premium integrations. Though, to access these advanced features, there is a minimum portfolio size of 500 units. We would recommend the Plus plans for businesses that require more robust automation and integrations with third-party systems.

Some notable integrations include Conservice, LeadSimple, Property Meld, and SmartRent. AppFolio has a REST API that allows for one-way data transfer out of AppFolio, but some businesses may require a fully open API to get the integrations they need.

AppFolio includes purpose-built accounting tools that are meant to replace any third-party accounting software, but their advanced features may be difficult for inexperienced users. As such, this software is best suited for businesses that have users with accounting experience.

AppFolio Property Manager
★★★★★
★★★★★
(5)
AppFolio Property Manager is a cloud-based software built for managing residential properties, commercial properties, and community associations. Businesses can manage anywhere from 50 properties to thousands of properties.
Price Range
   $     $     $     $     $   
   $     $     $     $     $   
Starting Price
$58/month
Client OS
Web
Deployment
Cloud Hosted

User Reviews of AppFolio Property Manager

Anonymous
  • Real Estate
  • 1-10 employees
  • Annual revenue $0-$1M
Overall
★★★★★
★★★★★
Ease-of-Use
★★★★★
★★★★★
Features
★★★★★
★★★★★

The interface is so easy to learn and utilize daily

March 6th, 2024 • Product Experience: 1-2 years • Roles: Purchaser & End User

I use Appfolio for my (residential) property managenent company and I absolutely love it! The interface is so easy to learn and utilize daily. The price of $600/month may sound a bit high but when you weigh that cost against the level of automation you receive across daily tasks, it more than pays for itself.

Anonymous
Overall
★★★★★
★★★★★
Customer Support
★★★★★
★★★★★

customer service is nonexistent

July 31st, 2023 • Product Experience: 1-2 years • Role: Purchaser

The software overall is good property management system but the support behind the software is lacking. I feel the customer service is nonexistent. They have no direct support line and no direct email to submit a service request. Their fees are also misleading. I found fees related to applicant screening tools that were not outlined in my contract. Only after going back and forth several times, did they admit to the fees and remove them.

Sherry
  • Real Estate
Overall
★★★★★
★★★★★

Severe lack of customer support

February 21st, 2020 • Roles: Purchaser & End User

Intricate, with a severe lack of customer support to accommodate the day to day complexities of the software.

Pros

I like that they USED to have adequate customer support.

Cons

The product have many moving parts and can be quite complex even with an experienced user. They severely lack much needed customer support.

Anonymous
  • Real Estate
  • 1-10 employees
  • Annual revenue $0-$1M
Overall
★★★★★
★★★★★

Stopped using AppFolio after 6 months for a more user-friendly alternative

October 23rd, 2018 • Roles: Purchaser & End User

We bought them but stopped using them about 6 months later. Essentially we were using Appfolio and it got a little complicated when using it. A friend of mine in property management recommended an alternative product and we felt it was more user-friendly than this product.

Anonymous
Overall
★★★★★
★★★★★

AppFolio Property Manager Review

March 6th, 2018 • Roles: Purchaser & End User

Chose Appfolio pretty quick. There systems are much more simple than the other software I looked at. They also are very user friendly and have unlimited customer service. Also, had the best pricing and website hosting and maintenance.