# Page 6 | AppFolio Property Manager Reviews 2026. Verified Reviews, Pros & Cons | Capterra > Page 6 - Is AppFolio Property Manager the right Lease Management solution for you? Explore 1890 verified user reviews from people in industries like yours to make a confident choice. Source: https://www.capterra.com/p/92228/AppFolio-Property-Manager/reviews --- AppFolio Property Manager 4.5 (1890) Provider data verified by our Software Research team, and reviews moderated by our Reviews Verification team. [Learn more](https://www.capterra.com/our-story/) * * * Last updated May 26th, 2026 # Page 6 - Reviews of AppFolio Property Manager ## Showing most helpful reviews Showing 126-150 of 1890 Reviews Sort by: Most Helpful Rating Company Size Reviewer's Role Length of Use Frequency of Use DW David W. President & Owner of company Real Estate Used the software for: 6-12 months ### "Outstanding software, but customer service could be better" June 7, 2017 5.0 Overall, I am extremely pleased with the software platform and I have not regretted switching to AppFolio from our previous property management software platform. Making the switch to AppFolio was a very beneficial business decision, from a number of perspectives. Pros AppFolio is very intuitive and the learning curve for basic functionality and navigation within the software is relatively short. The "help" section is generally very informative. From a property management, unit-based accounting perspective, the software is very robust and offers tremendous bang for the buck. Using the software platform streamlines work flow and provides increased efficiency within the office. The Tenant and Owner Portals are hugely beneficial for all parties. Paying rent (Tenants) or sending funds for maintenance & repairs (Owners) is simple and quick. The ability to submit online maintenance requests through the Tenant portal is also a positive feature of the software. Work orders can be generated directly from the maintenance request and they can be easily tracked to completion. The text & email capabilities within the software are also positive features. Having the ability to review email/text history without having to search through an external email program is terrific. Cons The Tenant Move Out & Security Deposit Disbursement process is one of few features that I don't care for. Processing security deposit claims where a portion of the SD is forfeited to the owner, a portion of the SD is forfeited to the management company and a portion of the SD is refunded to the Tenant is not a smooth or intuitive process. Security deposit funds cannot be retained within the escrow account until funds can be legally disbursed - they are automatically transferred from the SD escrow/trust account to the management/property account. This places an additional burden on accounting staff to ensure that funds are not inadvertently released/disbursed before statutory time frames allow. It would be helpful if the state specific SD disbursement protocol could be customized by the end user. Review Source Response from AppFolio June 20, 2016 Dear David, thanks for sharing your feedback with us! We are happy that AppFolio has been a beneficial change for your business! We have made significant changes to the move-out process and next up we'll enhance the move-out accounting flow. When our product team begins researching the needs for the move-out/security deposit accounting flows we will have a Product Manager reach out to you directly to learn about your use of this feature! SK Sarah K. Operations Manager Real Estate Used the software for: 2+ years ### "Chatel Real Estate" February 8, 2019 5.0 Overall I'm very pleased and excited every time something new rules out. I'm the operations manager for one of Chatel's locations and I'm constantly playing with the new features to see if they will be useful for my company. This software is super easy to use, it cuts down on labor-intensive data management and archiving information. Plus the fact that it allows a property manager to be mobile. There is nothing sweeter than being at a board meeting or a condo meeting and saying hey I can pull that information up on my phone. :) Pros I love that things are so well integrated. I have been with Chatel Real Estate for 7 years and we have been using Appfolio for the last 6 years. I appreciate all of the new features that you roll out and I'm super excited every time I see that little bubble at the top of my screen meaning something new has been added. Also, it's super nice that it's easy to use on the phone, I don't like the App. I only use it through my cell phones web browser but it works perfectly and I can get a ton of stuff done while visiting a building. I love that its a one stop shop for property management needs. I like being able to communicate with an entire building and record that information on unit owner pages. The key system is fantastic! We just started using it recently, and it has saved us so much time in addition to providing us with accurate records. Cons Prepayments on unit owner ledgers do not automatically apply to the next owners charge automatically. This makes the aged receivable detail look off which is annoying and clients complain about it. It's not a huge deal and its something we easily fix. I also wish the homeowner directory report had columns to add their tenant's information into it, instead of having to pull a renter directory and then an owner directory. Clients want just one spreadsheet not two! I wish you accepted AMEX for payments, I get a fair amount of compliants about it. Review Source Response from AppFolio March 12, 2019 HI Sarah, Thank you for taking the time to leave your feedback and thanks for being our longtime partner! We have updated the app to have the same, full functionality that the browser has. We'd encourage you to download it from the app store so you can continue to easily pull up information on your phone in any meeting! WJ Wes J. Used the software for: ### "" October 30, 2013 2.5 This program is seriously lacking compared to some of its competition. Our company had to switch from another system after the California DRE decided to crack down on anybody they found out was using it due to the way in which that system handled e-payments (e-payments passed through a clearing account before settling in the destination account). I am extremely computer literate and have no difficulties learning new software quickly. I've used this program long enough (three months) to say that there are multiple aspects of its design that I think are unintuitive; I find it to be terribly lacking in advanced functionality; it is devoid of any form of flexibility in how it allows users to handle processes. I could not be more disappointed with this program. There are flaws with its design which I find simply inexcusable, such as not being able to generate an email list of all tenants (all tenants that are not primary simply have their names listed as "additional" in the tenant directory) or that paying owners is divided among each property separately (including properties owned by the same owner), and the owners name is not listed in the process. There have been multiple other issues that I've been able to work around that I don't care to list. This program feels underdeveloped to me. Its like the base model of a real property management program. They claim that they are a "Property Based" program. Please understand that this means that every single bit of data is both kept and displayed at the property level. Properties are treated as entities and people are treated as references. If you wish to see a report for an owner you will have to combine data for each of that owner's properties because all information is kept on the property level regardless of ownership. Our large owners with 15+ properties receive a 15+ page owner statement each month: a statement for each property. They have no ability to tell from their statement what amount they were paid, how much income they received, or expenses they paid out unless they combine the data from each property they own because AppFolio does not have an option to summarize or combine all data for an owner or property group. Almost nothing in the program is live; reports must be generated to view info for most tasks then drilled down to get to what you are looking for. If you are a small scale operation or aren't very computer savvy, then this is the software for you. But if you run a mid-to-large scale operation, are tech savvy, or want some bells and whistles with your software, I highly suggest looking elsewhere. The only good things I can say about this program are that it's fast and reliable. My firm manages 360 units for 154 owners, and I'm the accountant and head of property management. Review Source Response from AppFolio October 31, 2013 Wes, we appreciate you taking the time to write a review. We know switching software can be arduous, and, since all available solutions differ greatly, there is a learning curve associated with the shift in paradigm. For example, you are right in saying that AppFolio is property-based and report-centered, which is probably much different than what you were used to using. The goal of our reports is to provide the flexibility to search, group, and filter your data based on your viewing preferences, and we also provide a universal search for quick access to records and common tasks. Running reports at the owner level is just as easy as running them at the property level. Specifically, you can opt to send any owner a consolidated owner statement, which would combine transactions from all properties owned by that owner. Our services team will get in touch with you to address a couple of items you mention here, and assist you through setting up the reports you need. TH Tim H. General Manager Real Estate Used the software for: 6-12 months ### "Review" June 8, 2022 4.0 Generally it has been really high quality. It has no double made our business more efficient and more effective. Digital inspections are awesome. Real-time updates are great. Reporting is moldable. The Excel connect tool is almost great. Certainly helps. Pros Its ease of use. It is very intuitive, there is only one role and it is really quick and easy to learn. Cons Tenant screening is a complete farce. AppFolio knows its a complete farce. Alternatives considered [Yardi Voyager](https://www.capterra.com/p/33832/Yardi-Voyager/) Reason for choosing AppFolio Property Manager We were already using Yardi Voyager and were not happy. We worked with them on a lot of potential "upgrades" we could do to make the software more suitable to our business. Ultimately, we connected with AppFolio and it proved to be a better product for our company. Switched from [Yardi Voyager](https://www.capterra.com/p/33832/Yardi-Voyager/) Yardi was a poor product with poor customer service. Review Source VW Valerie W. Director of Property Management Real Estate Used the software for: 2+ years ### "Great Software, needs timely customer care for established customers" November 16, 2021 4.0 Overall, I love the product and when I can get the assistance I need I am very happy. We aren't a huge company but we manage close to 300 doors, so we are respectable. We were the first users in our area and told everyone to switch to them. I still think they are better than any other PM software provider we have used and we have used several. My only complaint is the inability to get timely customer care responses. Honestly, service after the sale is VERY important! Pros Overall ease of use. Accounting based, online rent payments, and ability to connect all areas of property management together. Cons When we first started with Appfolio they were very quick to respond to our customer service needs. Now, all you get is an email that directs you to watch videos or to online chat. When you have already exhausted those options and you need to speak to ANYONE, it is impossible! I have waited over a month for someone to call me back. By the time they call I have forgotten what I needed, or the details of the transaction I needed help with. They need to hire more customer service reps. When they do call you they are very friendly and knowledgeable, but they usually give you a few minutes and if you need help with someone else while you have them on the phone they tell you to make another request. Then, it's back to the WAIT game. Reason for choosing AppFolio Property Manager It offered the most features we were looking for and it came highly recommended. It was accounting based and pretty user friendly. Switched from [PropertyBoss](https://www.capterra.com/p/37330/PropertyBoss/) I wanted a software that was accounting based. I didn't like having to "push" transactions to Quick Books. Review Source LM Laiba M. Property management Real Estate Used the software for: 2+ years ### "AppFolio Property Manager Honest Review " May 4, 2023 4.0 I have a very long experience with Appfolio. Due to how simple it is to use, I would suggest it.I adore it. My time is saved by the Appfolio program for all aspects of property management tasks.Everyone should at least give it a shot before choosing another piece of software, in my opinion. Pros It has a ton of wonderful features, and I adore how everything is interconnected.I enjoy many parts, such as listing rentals and interviewing candidates.We can work from any location and be just as effective as we were in the office.Customer service has been outstandingly helpful and responsive.For you, this curriculum is excellent. Use of the tutorials is quite simple.I adore how Appfolio has supported us transition to conducting business online. Cons This item is incredibly helpful. I can't think of a reason why I don't like the product, but I dislike how you can't configure each user separately. Information that ought to be private is too frequently accessible to employees.There is also a requirement to enhance inspection template designs. Review Source LD Leif D. Broker Real Estate Used the software for: 1-2 years ### "Need to take a course to use the program" January 31, 2024 4.0 In general, a manual would be helpful, or a FAQ sheet. Wonderful customer support and help with any errors and questions, but it still took a long time to get used to all the information. In the end, the \[sensitive content hidden\]sold the property. Pros The financial part was amazing if you put the numbers in the right area. Cons I needed extra training to get everything up and running. There were two of us trying to learn how to work the program. We lost time in managing our other 93 doors trying to learn this system for managing 250 doors of private student housing for The University of Arizona. Switched from [Property Matrix](https://www.capterra.com/p/138308/Property-Matrix/) The new \[sensitive content hidden\] liked using AppFolio from the previous rental companies he had owned Review Source DH Doug H. Owner/Manager Real Estate Used the software for: 1-2 years ### "From Doug Hancock HALO Manager's Corp 1450 units under management" October 10, 2019 5.0 Pros Ease of use, quick search, archived records, online payments, ability to scan files into clients portal, pay bills online. We basically did a 15-20 year upgrade . They said when we bought the software it would be like adding an extra employee to our office and after a years use, I would agree. The data entry alone for our bill payments was a two to three day job with our old software, now just a few hours to pay 300-400 invoices a month. Cons The biggest frustration that I have with the software program is during the transition from when a tenant gives notice to move out and getting a new tenant into that same unit. For whatever reason, when a tenant gives notice and we put that information into the system and click the notice prompt and give the date of their move out (usually 30 days). That unit is going to be vacant and we begin to market for a new tenant, however, when we find a new tenant and we want to put the new tenant name and the deposit money into the system under that unit, we are UNABLE to put a pending tenant into the system until there is a complete move out. We need to get that money in the bank and a new pending tenant into our upcoming move ins. Usually the way we have done it is to manipulate the move out dates and then put the charges in later when the real move out occurres They must be a way to put PENDING tenants into to a future vacant unit in an easier way. We love the software, but because we have 30-50 move outs and move ins each month, it is very frustrating that when a tenant gives notice, the program should then allow pending tenant information to be entered to that future vacant unit and right now we can't. Review Source Response from AppFolio December 30, 2019 Dear Doug, we appreciate your review. If you are trying to move in a new tenant while there is an existing tenant in the unit, just make sure that the dates do not overlap and you will be able to perform this action! PS Patricia S. Bookkeeper Real Estate Used the software for: 2+ years ### "Awesome Property Management Software!" September 1, 2022 5.0 AppFolio has made our company more efficient. I have used this software for 9 years. It is always evolving and new features are added on a continuing basis. Customer support listens to your concerns and tries to implement them if there is a huge need. Very efficient and timely customer support! I have used a few different PM software programs and this is by far the best. Pros The ease and simplicity of bookkeeping aspects. Even with little accounting experience, AppFolio is easy to use. The help section is phenomenal as it has videos and written tutorials, so you can learn whichever way you are most comfortable with! The maintenance area has everything a vendor or property manager needs to assess issues and relay them to the vendors. Reporting is top notch. So many reports to choose from and tailor to a company’s individual needs. Very easy to upload and download documents in PDF, jpeg, Word. Love that entries are time, date and user stamped. The texting function is extremely helpful and e-mailing within AppFolio for a record is awesome. Search function is terrific as the system will list everything that corresponds to what you typed in. Cons There are some accounting entries that the system seems to override in areas, thus transactions are not entered properly. Sometimes these are not caught until an owner receives a monthly statement. Having a forecast feature for income / expenses for future years would be nice. Review Source DD Denise D. CFO Real Estate Used the software for: 2+ years ### "Always evolving" November 6, 2019 4.0 We have been with Appfolio for 9 years - and during that time there has been significant improvements in the system. Our company is a heavy user and utilize as much of the functionality of the system that we can - and as such we are frequently asked to provide feedback to the development team when they are considering options. We are committed to our relationship with Appfolio, however, due to API restrictions, if we have much more growth we may need to consider alternative solutions. Pros The software is intuitive, user friendly and a stable platform. They a continually developing additional functionality and release updates regularly. The customer forum is great - you can collaborate with other users, seek our solutions and make recommendations that development will consider for future releases. Cons It does not have an open API and they are unwilling to consider this for clients. While they are routinely pushing out enhancements and are developing additional functionality, and they say the functionality is based on client feedback - it seems like development resources are not focused on this things that clients really 'need'. Alternatives considered [Yardi Voyager](https://www.capterra.com/p/33832/Yardi-Voyager/) Reason for choosing AppFolio Property Manager Yardi was more robust than we needed at the time - and their licensing model made the cost outside of our range. Switched from [Property Boulevard](https://www.capterra.com/p/20091/PropertyBoulevard/) The old system was not stable - we had issues with lockups and in accurate reporting. There was limited updates provided and we did not anticipate improvements. Review Source Response from AppFolio December 30, 2019 Thanks for partnering with us over the last 9 years. Denise! We look forward to partnering for the years to come! JB Jeff B. Senior Accountant Commercial Real Estate Used the software for: 2+ years ### "Good product, improvements slow to take" December 14, 2018 4.0 While the community conversations for improvements to the software is great, it's tough to know that any software engineer is listening. It seems like it would be very easy for move-outs to automatically prorate rent (where is it legal to collect full rent for a mid-month move-out?!?!?!) IF I could just talk to an engineer. It seems like it would be very easy to ask for an actual button for prorated rent rather than something that is a link everywhere on the internet. These simple things should not get lost in the community. Pros This is a great product for property managers and tenants. The leases are easy to issue and easy to sign. The tenants have a great portal. Customer service is mostly great- sometimes I want a quicker response, but the reps are great. It is easy to find information and easy to adjust information. Cons It is too easy to adjust information in some places and there are confusing breaks in logic for inputs from one section to the next. For example, the recurring charges section of the move-in process is identical to the monthly charges section of the tenant page, except that there is no option to have an end date. Move-in charges from the move-in process do not show up on the itemized rent roll. When asked about why this is, the customer service agent said that people don't want security deposits on the itemized rent roll. The answer to this is, like any other charge in the system, to hide the security deposit charges columns on the itemized rent roll. There is no need to restrict the information on a report when a report is customizable. We offer one-time concessions and, in order to get them on the rent roll, we have to use the recurring charges section. This, of course, allows for human error in having one-time concessions go on for the entire term of the lease. Review Source Response from AppFolio February 7, 2019 Dear Jeff, thank you for taking the time to post this review. We appreciate the feedback and we have made sure that it has reached our product development team. You do have the ability to prorate the last month's rent for residents and we'll follow up with instructions for this task. We read through every piece of feedback posted to our product boards and we take the feedback seriously. Thanks for being our partner. Cheryl S. Executive Assistant Real Estate Used the software for: 2+ years ### "Easy Program to Learn!" February 15, 2019 5.0 Pros I started in property management in 2015 with absolutely no experience with PM or PMOS! My boss and I went over running owner reports and monthly statements, but that was about it. Everything else I had to learn on my own. I'd say I was at 80% of mastering all the features and systems within about a week. Luckily, the "support" system has become much more efficient that my predecessor's notes said. Presently, the longest you ever have to wait for support is about 12 hours. They always develop new features which makes things easier. I particularly like being able to "Text Unit" or "Text Property" features. Tenants can "text" back, but it comes in the form of an email. If you use your personal phone for business, this is tremendous!!!! You can also see who made edits which is nice. My office only has 2 people, but I can imagine that if you were in a larger office you would want to be able to note who made what changes and why. Move out accounting is super easy with Appfolio - saves me a lot of time generating move out reports. And finally, I'd say that online applications really streamline the process. This is by far my fave feature of Appfolio. Cons While I can allocate certain payments, I can't seem to allocate charges. I'd like to be able to do that. Also, transitioning tenants from one unit to the other is confusing. It's not hard to do, but I don't follow the logic. That might just my fault. Review Source LP Laura P. Accounting Director Real Estate Used the software for: 2+ years ### "AppFolio - a well-rounded leasing and accounting software" May 22, 2019 5.0 Our property management company decided to use AppFolio when we brought all of our bookkeeping in house, taking it from a 3rd party bookkeeping company. At first, we were just looking for bookkeeping software, and AppFolio fit the bill in a reasonably priced package. We soon came to realize how many more features there were with AppFolio, at no additional cost, and how we can streamline much of our leasing process to save time and eliminate typos and duplication of effort. And we came to find out how AppFolio listens to its user and improves its product - "What's New" item pop up weekly or more often! We've made several suggestions ourselves, and now they're part of AppFolio functionality! We consider AppFolio our partner in helping us serve our investors and our tenants. Pros There are several things that I like about this software. I think the top of my list is that there is so much functionality related to apartment leasing/management that is all integrated - basic general ledger accounting, tenant accounts receivable, screening applicants, online leasing, attachment of invoices, statements, agreements, etc to appropriate pages in AppFolio, vendor payments, owner payments, 1099's, financial reporting, etc, and on top of that, it's an online platform available from any computer or mobile device, live and up-to-date for all users. Cons Currently my biggest frustration is RUBS for utilities. The feature is set up in such a manner that we are unable to use it because it allocates costs to anything considered a "unit" which for us includes non-residents who lease a parking space. I have made sure that top management and the development team at AppFolio are aware of this flaw in the functionality of this feature, so I'm hopeful there will be a resolution. Review Source Response from AppFolio May 23, 2019 Thanks, Laura! It's great to hear that you are using so many aspects of your software and thank you for your feedback regarding our utility billing feature. We are constantly making updates based on customer feedback and appreciate you taking the time to leave a review. JL Julie L. Broker/Property Manager Real Estate Used the software for: 1-2 years ### "Appfolio Saved Our Office " July 30, 2019 5.0 We have been able to increase our accounts without too much work overload due to the functionality of adding new properties/owners and the streamlined nature of the entire program. We could not have done it without Appfolio! Our implementation was extremely organized, and they kept us on track to make sure all deadlines were met to launch at our goal date. We've now been using Appfolio for 18 months and I have not had one major issue with functionality, customer service or anything else. I honestly could not be happier and feel I'm getting the best value and peace of mind all at once! Pros What I like the most about Appfolio..... that I can come into work daily and not stress about overall functionality of software. I know it's going to do what it needs to do, and if it doesn't, customer service will help me sort things out! Cons I cannot speak to this. I used a different program before Appfolio that was nothing short of a nightmare, so I am grateful for every bit of Appfolio from it's ease of use to it's nice, friendly design. Alternatives considered [Propertyware](https://www.capterra.com/p/25491/Propertyware/) Reason for choosing AppFolio Property Manager Since we were jaded from Genesis, we tested both and just liked the feel of Appfolio's design and ease of use. We wanted to start completely fresh with something up to date and entirely new. A property manager friend uses Propertyware and recommended them, but it just didn't feel like a good fit after seeing how it operates in comparison to Appfolio. Review Source PC Pamela C. Property Manager Real Estate Used the software for: 2+ years ### "Always evolving to keep up with or ahead of the customer!" July 10, 2019 5.0 Loved it then, loving it even more now, hope to never stop using it. Pros Most people don't like change, need change and can't get it or can't get it quick enough. Appfolio is so user friendly, allows you to train yourself, reach out for support when needed or allows you to interact with other users in a forum. They say it takes a village sometimes and Appfolio has created that village atmosphere. You have options and so many paths to take but without the feeling of getting totally lost to get to where you need it's almost adventure time every time I log on. I love all the updates for things I didn't even know I needed until they put it out there. They don't just change things and hope you catch on, they notify you of all the updates with an explanation and guide in advance. I've seen them put changes into action that other users have asked for and voted on (yes that's a thing, got to love democracy and what software platform allows it's clients to even have a say on a daily basis? Appfolio does.) If anyone in the relationship is doing wrong by the other it would be our office for not using all that Appfolio has to it's fullest extent. Thank you for allowing us to thrive now and strive towards the ever evolving future of Property Management. Cons There have been a few work arounds or new features we didn't quite get it to work the way we wanted but most of it is personal pickiness or just not having the time to train and find a way to make it work. The inspections I know are being updated and getting there but really hoping to be able to do inspections onsite, pictures, notes, having tenants sign electronically off on move in and out condition notes as well as sending them copies at completion as we've seen with some other apps and software programs outside of Appfolio. Review Source Alex T. COO Real Estate Used the software for: Less than 6 months ### "Highly Recommended - Much better than our previous software" July 8, 2023 5.0 Overall I am very happy with our decision to switch to AppFolio. The awesome features and integrations are a really nice added plus as well. I would highly recommend to anyone considering making a change. Pros The overall user experience is really simple. Pretty intuitive with some accessibility forgiveness for less technical users. The mobile app is also a really awesome feature that works really well. Cons Our company is relatively new to using AppFolio, so it's hard to be 100% sure if some of the frustrations are just inexperience at this point. I would say that I thought the onboarding process was really clean and mapped out for the customer. After the conversion the process is a little lacking. Every staff member we've interacted with has been amazing, but the first 30 days of use really could use some additional support. We did have a data hang up which could have played a part in, what feels, like not enough support for those first 30 days but I still think it would be nice to have the ability to access additional support. Alternatives considered [Propertyware](https://www.capterra.com/p/25491/Propertyware/)[Buildium](https://www.capterra.com/p/47428/Buildium-Property-Management-Software/) Review Source Joe P. Executive Vice-President Real Estate Used the software for: 2+ years ### "#1 single-family residential PM software" October 3, 2019 5.0 Our experience with Appfolio has been great! It has created efficiencies within our single-family division that didn’t exist previously. I’m optimistic that over time they will develop more features that will allow us to be even more efficient. Pros It’s robust yet easy to use, dependable, constantly evolving, their developers listen to their customer’s needs and if possible delivers, issues are handled quickly by their web based customer service team, and it’s affordable. Cons The layout of the property financial statements are subpar and difficult for our clients to understand; its not the best software choice to manage commercial or multi-family properties; it’s lack of customization Reason for choosing AppFolio Property Manager I felt more comfortable. It seemed like the company was new, had a lot of money and energy behind it, and was here to stay. I was also sold on its perceived simplicity. Additionally, I liked that it was being used by other well respected single-family property management companies in the industry. Switched from [Yardi Voyager](https://www.capterra.com/p/33832/Yardi-Voyager/) It was too expensive and difficult for our single-family property managers to use. Appfolio also gave use the ability to accept online rent payments which has been a great help. Review Source TC Teresa C. Property Manager Real Estate Used the software for: 2+ years ### "Best management software out there!!" September 21, 2021 5.0 This is the best management software I have used in my 23 years of property management!! Pros Appfolio is easy to use, has so many capabilities that other software does not, let me handle all my properties in one location, easy access to reports, texts, and emails. Cons I really have no complaints about this software. I have had a small issue with some of my outside advertising feeding into Appfolio but that is the only flaw. Switched from [Rent Manager](https://www.capterra.com/p/2732/Rent-Manager/) Company decision. Review Source PS Paris S. CEO/President Real Estate Used the software for: 2+ years ### "Small PM Company 20 Month Review" April 9, 2019 4.0 Pros \*Convenient user access on computer & phone. \*User friendly & comprehensive for property management operations \*Good visuals, nice looking documents & communication to customers. \*Love how you launch improvements ongoing & post "What's New" \*Sending work order links to vendors, how they can see all their w/o to stay better organized \*Paying vendors via direct deposit. \*Sharing documents to tenant & owner portals. No more mailing. \*Helps organize functions Cons \*Expensive. \*Very complicated to manage the accounting portion. There are many hidden, connected functions, that fixing one, often doesn't fix all or messes something else up. \*Move-outs are exceptionally difficult if you have to meet a short time line & have to break the tenant refunds into 2 payments. In WA state, water/sewer companies don't put account in tenant names or read meters in between, so we have to wait up to 60 days to get final bill. We want to hold out deposit funds for that & then refund the tenant any overcharged amount. \*Customer service is friendly & knowledgeable, but have to wait for returned contact & about 25% of the time offers solutions doesn't fix all aspects or messes up something else. Big Issue: A HUGE number of brokerages are hiring outside Appfolio experts to help manage & solve their problems, instead of relying on Appfolio customer service. A HUGE number. There is something wrong with that. Review Source Response from AppFolio June 20, 2019 Hi Paris, thanks for the feedback. We know that the implementation of any new software can be an adjustment, so we've created our Help Center full of articles, community forums and other how-to training resources that will help you to master all of the capabilities within AppFolio Property Manager. We hope that as you continue to learn and grow with AppFolio that you will have a more positive experience moving forward! DM Dean M. Manager Real Estate Used the software for: 2+ years ### "Top 5 Things Tenants Don't Want You to Know About Using Appfolio and Why It Costs You. " September 25, 2018 5.0 I wouldn't manage property without it. Pros 1\. When Money is collected electronically you never have to think about who's paid and who hasn't. - Even with a handful of units, it's time consuming to collect checks and deposit them on a regular basis. This causes sloppy book keeping and helps tenants get away with not paying timely. 2. When a computer keeps track of payments late fees are always charged. - late fees get charged automatically. This trains tenants to pay automatically. No more not paying late fees. " It's already charged and it's part of your lease ". 3. When communicating with tenants electronically, there's a record of the conversation. - " I didn't say it was my fault ". This is no longer an argument. Every text, email, and even notes from phone conversations are stored in the tenant profile. 4.Utility billing can become a profit center instead of a nightmare. - When incorporating RUBS or just paying for the water bill, when done with the correct process, unpaid utilities can legally incur late fees which makes tenants pay them instead of sticking the owner with them at the end of the lease. 5. It's much easier to protect a property through liability insurance. - By using the automatic liability insurance module, there is much less of a chance in lapsing renters insurance and the property has a better chance of recuperating losses due to " I fell asleep while the stove was on ". Yes, this has actually happened. Cons Appfolio is not something you plug into your current systems. To do it correctly and efficiently you'll need to rework your processes around it. This can be good or bad. Depending on if you like creating systems. When you're done, you'll have an employee that never sleeps and takes care of a ton of your management tasks. Review Source Response from AppFolio January 16, 2019 Hi Dean, thank you for taking the time to provide this feedback. It's great to hear that AppFolio is integral to running your property management business. We appreciate your partnership! SD Steve D. Owner/broker Real Estate Used the software for: Less than 6 months ### "Very frustating software" January 12, 2017 3.0 As a property manager for some 40 years, we were looking for a complete management program and were led to believe this was it, Many functions are good, many things you are led to believe during the selling process are not true. Very apparent these people are software designers and have no real knowledge of the needs of property managers to have a complete online management system.No effort to add needed enhancements to achieve your needs in management. Management brokers are not accountants and most reports are not useful to broker or owners. By no means is this a complete management software for management brokers. Program feel is that it is more designed to assist management of properties owned by the subscriber and not so much for property managers. Pros The website for rentals is nice, online lease processing good, Very good attention until start up date and then support is available at their leisure. Easy bank reconciliation Cons No ability to share inspection reports with the tenant, no ability to produce management contracts and have signed online and given to owners, all management contracts have to be produced on paper or you need other software. No simplified year-end summary report to send owners in preparation for tax time, the way you have to settle deposits by transferring money around may cause an issue with your licensing laws of trust accounts. We had to use a separate 1099 reporting company since we were not prepared, trained or alerted to the process on app folio. Again not something is done for you but assumed you would know. Once you reach start up support sucks from that time forward. You can get it on AppFolios timeline, not in a real time when you need it, you just have to shut down until they call you. No account executive to discuss frustrations with, you will feel like you are hollering to the wind and no one is listening Bank reconciliation should mirror the bank statement, it does not and makes it difficult until you recognize debits are out in wrong place. Review Source Response from AppFolio January 19, 2017 Dear Steve, thank you for providing us with constructive feedback - we appreciate that you have shared your experience with us! We do not currently advertise to be a solution for management brokers, we are sorry if your expectations for this were not met. We do recommend that users have accounting knowledge to best operate the system. We have recently enhanced our 1099 feature to include tracking owner 1099 electronic consent and sending 1099s to their owner portal. In addition, we host 3 training webinars a year to help prepare our customers for the 1099 process, it appears that you have unsubscribed from our emails, which is perhaps why you were unaware of this training opportunity. We are sorry that AppFolio Property Manager has not been a complete solution for your business so far, we hope to work with you to further to reconcile this situation! A manager has reached out to you directly for more feedback on your experience. CG CHARLIE G. President Real Estate Used the software for: 2+ years ### "CANNOT PROVIDE DETAIL REPORTING" April 23, 2020 3.0 They dont seem to have a handle on their data. Their accounting is extremely cumbersome. They lump transactions together. They sometimes put credits as negative income. So you have to look in 2 places . Their reconciliation process is difficult. Pros EASE OF USE. Cons APPFOLIO IS UNABLE OR UNWILLING TO PROVIDE DETAIL REPORTS. We received a 1099-k IRS report and Appfolio could not provide us with the detail of what made up the report. The reporting they gave us was OFF by almost 5%. We asked for detail. This is their response: I promise if we had such a granular report that you are requesting, I would gladly send it over. We simply do not have such a report. Keep in mind we have been adhering to these IRS 1099-K guidelines for years with tens of thousands of clients operating in every state of the country. Not once has this been presented to us as a blocker by any CPA in their ability to execute a tax return or cited as a compliance issue. We can isolate credit card transactions as well as chargebacks for you but the final figure is not going to tie back to the exact dollar of the 1099-K for the previously mentioned reasons in the letter you received. This is not a minor discrepancy. Over $13,000. Which CLIENT do I credit that income. Reason for choosing AppFolio Property Manager Ease of use. Did not realize their accounting would be so cumbersome. Switched from [RealPage](https://www.capterra.com/p/183247/Real-Page/) Cloud based Review Source HH Holly H. Owner Real Estate Used the software for: 2+ years ### "Appfolio Review" February 10, 2022 4.0 I have enjoyed it Pros It has a lot of good features for tenants and us. Cons The good features are not always thought out. Appfolio caters to apartments etc and does not always think about single family property management which I do a lot of. The owner payments and statements are not the best and estimates are not good and the turn board is horrible. A lot of features that just need to be worked on. If you have commercial property for lease I haven't a clue why it is more when it doesn't get advertised at all. Wish Appfolio would ask and take what I said more seriously. Wish they would also show their appreciation for the amount of money we spend with them.....They sent a gift one time to someone that did not work here and never did. I own the company and was thinking wow you don't even know who it is you are thanking and not sure you actually were thanking me or it was sent to the wrong company in my area. Alternatives considered [Rent Manager](https://www.capterra.com/p/2732/Rent-Manager/)[Buildium](https://www.capterra.com/p/47428/Buildium-Property-Management-Software/) Reason for choosing AppFolio Property Manager Honestly because rent manager did not get back with us but they had more of the items we needed at the time. Review Source SwPM Sherrie w/ Professional M. Accounting Supervisor Real Estate Used the software for: 2+ years ### "My Opinion of the Pros and Cons of Appfolio" April 9, 2019 5.0 For the most part I am very happy with Appfolio. We still are not using it to it's fullest potential. It seems that I have always had people that I train that are resistant to change. So I have to slowly change things that seem little changes at the time so that they don't realize it and are more willing participants. Pros I do accounts payable, plus deal with Owners and basically put out little fires that arise. Since using Appfolio I have reduced my work load or should I say the time that is necessary to do my job. By being able to do ACH's and emailing and texting. End of month statements was reduced down to a few hours from 2 days. The world we live in now does a lot of texting and emailing and that is always nice to be able to do when you are slammed. More than 50% of my Owners are retired or semi retired and are older so I find that it is important to have that conversation with them over the phone for that personal relationship that they like. I am friends with a lot of my Owners even though I have never laid eyes on them. So we need to balance things for good PR. Cons I don't have many, and I am at a loss right now to specifically point any particular problem. It is those times when you run into a situation that you rarely do and have problem figuring it out. The instructions are not real clear. As example off the top of my head. I have a problem right now with my Diagnostic under the Non-Zero Security Clearing Account Balances. I think that I have done it correctly after following the instructions and then I find my diagnostic with a problem that I will need help from Appfolio with. Right now I haven't had the time to contact Appfolio to help me due to my own personal issues, medical, vacation etc. Review Source Dawn R. Owner - Licensed Property Manager Real Estate Used the software for: 2+ years ### "Appfolio - Completes the management package!" December 10, 2020 5.0 Appfolio has allowed for all of our management records, tracking etc; to be held in one very convenient location with peace of mind. Pros We use Appfolio daily, even when away from the office. Appfolio has continued to adapt to the ever changing technology and real estate fields. Our tenants have full access to their tenancy and are able to communicate to us through our system - not only expediting any tenant requests but also documenting for our records! A real time saver for us. Cons Many advances in the program have increased the cost of the service, or make the service unobtainable to us smaller companies because of the cost. It would also be very helpful if they offered a report writer, something that allows us to fully determine and create reports based on our needs and our management agreement. There are plenty of reports to choose from and customize, but in the end - they are still not the exact report that we desire. Review Source ## Send me user reviews about this product ### Fill out the form and we'll send a list of the top-rated software based on real user reviews directly to your inbox. 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