# Page 4 | AppFolio Property Manager Reviews 2026. Verified Reviews, Pros & Cons | Capterra > Page 4 - Is AppFolio Property Manager the right Lease Management solution for you? Explore 1888 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 (1888) 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 March 13th, 2026 # Page 4 - Reviews of AppFolio Property Manager ## Showing most helpful reviews Showing 76-100 of 1888 Reviews Sort by: Most Helpful Rating Company Size Reviewer's Role Length of Use Frequency of Use SM Sheryl M. Resident Manager Real Estate Used the software for: 2+ years ### "Best Property Manager Software I've used in over 22years!" July 30, 2019 4.0 I have had nothing but a great experience with AppFolio. I love the fact that it does everything and that it gets better every single week. I love the functionality of it, that you can send text messages to your residents and get immediate responses back probably 90% of the time, I love the fact that it auto populates all you forms for you. I love that most tenants pay rent online so there are hardly any checks to deposit each month. we can send group messages to an entire unit at the same time either via email or text message. I have never felt lost and there is nothing that I cant figure out how to do on my own. The help section is amazing and there is also a forum where you can also get help from other users. I am so glad my company started using AppFolio. There is so much more that I could tell you about that AppFolio does, be glad there is a limit on how much information I can give you!! It is really great software hands down. Pros I love AppFolio, it does everything all together in one place, no need to have multiple programs because AppFolio has everything you need to be organized and professional. You can basically go paperless using this software. It is very easy to learn, there is self help that walks you through things if you forget or need to learn how to do something. They are always adding new things and making AppFolio better. Our company is actually one of there testers so we get the new updates to try before they are even released. AppFolio takes you through the leasing process from start to finish and takes care of everything in between. Your company can upload all the forms you could possibly need as templates (applications, leases, notices, letters, renewals, terminations and you can also make your own letters to add as templates.) All forms auto populate and give you the ability to edit as needed to fit the tenant(s) you are sending to. Everything between you and the tenant can be completed online such as applications, leases, changes in terms, addendums, lease assumptions and more. Tenants and managers are able to sign forms digitally which is great. When everyone has completed signing it automatically send a copy of the signed document to each resident and the property manager. Rent can be paid online, maintenance requests are done online. Keeps all your records in one place. I have never used a better software product and I have been in this business for 22+ years. Cons This is a hard one because AppFolio since it started has listened to its users and just about everything we've asked for to make our jobs more efficient and easier they have made happen. There is literally one thing that comes to mind that I wish was different. When you print something from AppFolio you click to print to PDF then it opens a PDF copy of what you are trying to print, then on the PDF you go to file, print, then your printer opens up and you hit print again. to me its a lot of steps just to print something. But if you look at all the pros in this software having to click 4 times to print something is really nothing! (me being lazy or in a hurry) Who knows, one of these days I might come to work and they'll have changed it and it will print with one click! Switched from [Yardi Voyager](https://www.capterra.com/p/33832/Yardi-Voyager/) Because we were sold on the endless capabilities of AppFolio. Yardi was hard, it was impossible to go paperless with Yardi. we used several different programs because Yardi didn't have the capabilities of doing 100% of everything. We had Yardi for the property managers, another program with our forms, another program to run our maintenance requests and maintenance billing, there were no online forms and electronic signatures. It just had no functionality. No group text messaging (in fact no text messaging period) no group emails. Advertising and Marketing was done through multiple programs or manually. It doesn't even compare to the capabilities of AppFolio. Review Source SS Sean S. Financial Controller Real Estate Used the software for: 1-2 years ### "A must-have for any property management company" August 26, 2022 5.0 AppFolio has been great overall. The product does have a steep learning curve. It took at least 6 months for our whole team to get comfortable using the software, but once they bought into it, it has completely transformed the way we do business. Pros Online rent payments, online maintenance requests, customizable reports, robust accounting features, dedicated support team, software is constantly evolving. Cons eCheck payments being returned as NSF when they shouldn't be, credit card payments are able to be cancelled months later after we've already given the money to the owner, owners aren't able to sign leases through their portal, steep learning curve. Alternatives considered [Rentec Direct](https://www.capterra.com/p/120753/Rentec-Direct/)[Yardi Voyager](https://www.capterra.com/p/33832/Yardi-Voyager/)[Buildium](https://www.capterra.com/p/47428/Buildium-Property-Management-Software/) Reason for choosing AppFolio Property Manager I read a lot of reviews for various property management software solutions, and most of them pointed to AppFolio as being the best one. It might not be the cheapest one, but in my opinion it is well-worth the investment. Switched from [QuickBooks Online](https://www.capterra.com/p/190778/QuickBooks-Online/) We used QuickBooks prior to getting AppFolio. As a property database, QuickBooks was highly limited. The accounting features in QuickBooks are fine, but we were overwhelmed with the amount of rent checks we had to handle every month. And QuickBooks does not help at all with keeping track of work orders. As the size of our staff and the size of our portfolio both started to grow, it soon became evident that we needed a software solution that was specifically designed for property managers, rather than a generalized business software like QuickBooks. Review Source RD Robyn D. Owner Accounting Used the software for: 1-2 years ### "This program does it all!" January 12, 2023 5.0 I used quickbooks and Peachtree in the past, and they don't even compare to this one!! This one has freed up so much space on my devices too, because I don't need 5 programs anymore, this ONE does it all, and for much cheaper. Pros I love that I've been able to stop paying separately for postage machines, for label makers, credit and background checking, and a few others.. This one program has taken the place of 5 programs I've had to use in the past. And it's so much cheaper then paying for 5 others and their monthly fees.. Cons I haven't found any cons about this program. I really can't say enough good things about it. Don't stay on the fence about this one, you'll be so glad you tried it out Switched from [QuickBooks Enterprise](https://www.capterra.com/p/174984/QuickBooks-Enterprise/) Because the other programs only did some tasks, and I ended up needing 5 programs in order to keep everyrhing under control.. this one does it all from this one program, and it's helped a whole lot. Review Source Response from AppFolio January 17, 2023 Hi Robyn, we are so thrilled to see that you are enjoying AppFolio! Thank you so much for your review we greatly appreciate it. TJ Tammy J. General Manager Real Estate Used the software for: 6-12 months ### "We made the switch and NEVER looked back! Appfolio is the BEST" November 28, 2022 5.0 This software has given us TIME, yes time. What we were used to doing in another program and several others has been integrated into one and given us the time to manage more effectively across our portfolio. If I could give one word of advice, research and read everything you can to learn! Blogs, Social Media, Appfolio Discussion Centers it all will be so helpful and help you learn more about the program Pros After using the same software for 13 years we jumped feet first and made the switch to Appfolio and don't regret it! The ease of the software and ability to maneuver throughout the system makes learning the software so helpful. They are constantly updating the program to help us and the available message boards for users are great for ideas and problem solving. Cons We all have room for improvement, but Appfolio DOES listen and try to constantly improve the program. I am not going to lie the conversion was rough. So many things we were used to doing the program did for us so we were constantly rewriting OUR procedures as well. Change is difficult for us all but NOT always a bad thing. We went into it saying let's give it 4 months and see what we think. Thank goodness we did and stuck with it! Alternatives considered [Entrata](https://www.capterra.com/p/20372/Entrata/)[Rent Manager](https://www.capterra.com/p/2732/Rent-Manager/)[Buildium](https://www.capterra.com/p/47428/Buildium-Property-Management-Software/) Review Source Response from AppFolio December 7, 2022 Hi Tammy, thank you so much for your review! We love that you listed all of the different resources - if you haven't already check out the User Community in the Help Center. A great space for property management professionals using AppFolio to network, share knowledge, and exchange best practices! CS Corinne S. CEO Accounting Used the software for: 2+ years ### "I think my ratings say it all" July 23, 2021 4.0 I think it has been said in my answers Pros I am not going to go on and on. I came on board when the product was just coming out. 1st or 2nd year of business. The modules rolled out individually. As it grew the customer service for my small company had disappeared. I feel invisible at times because I am under 200 units. I keep using it with hopes my company will recover from COVID. The PREMIUM leads that are not PREMIUM at 10 a pop killed me this rental season and my units are still vacant. :( Cons I wrote it all above, sorry I am terrible at directions..at times/. Reason for choosing AppFolio Property Manager I liked how it worked Switched from [QuickBooks Enterprise](https://www.capterra.com/p/174984/QuickBooks-Enterprise/) To have a better WEB presence and to incorporate the Property management end of my business I had justbought Review Source ST Shannon T. Marketing Property Coordinator Real Estate Used the software for: 6-12 months ### "Wish we would have made the change sooner." October 19, 2021 5.0 Despite some very "picky" and highly customized issues that our company experiences (not something that most users of Appfolio are likely needing) I feel this has been a fantastic addition to our company. The level of detail that it allows, communication across departments, and ease of detailed reports has made a significant impact on efficiencies for our team. I look forward to continue learning the program and increasing our scope of use of all functions available to us. Pros I love the integration for all of our departments within our company. Development/Property Management-Commercial & Residential/Accounting/Marketing/Maintenance/Resident & Owner Portals. It's almost a complete one stop shop for all the data each department needs, reports, billing, etc. Cons I wish there is a "manual" that can guide you as you are learning this software. There are very basic - how to's", however, there isn't explainations of triggers for processes. In particular, there is no explaination on when Appfolio triggers availabilities. It is difficult to set up our processes when we don't know the "why" to how the program works. There have been some issues regarding running maintenance reports without all "notes" being able to be seen as well. Reason for choosing AppFolio Property Manager Best fit for what each department was looking for in conjunction with costs, and level of support as we integrated. Review Source SP Susan P. Financial, Real Estate & Software Consultant Commercial Real Estate Used the software for: 2+ years ### "Best in Class!" March 14, 2023 5.0 We have a much better handle on our cash flow needs, both short- and long-term because of the data we capture using AppFolio. We are able to compare our operations month-over-month, quarter-over-quarter, and year-over-year to provide more accurate budgeting, analyze where we can improve our income stream, and reduce our expenses. In addition, it helps us to keep in closer contact with our residents to ensure their satisfaction and achieve higher retention rates and faster unit turns than ever before. Pros AppFolio offers an extremely user-friendly operating interface which is easily "teachable" when onboarding new team members. Their common sense, logic-based approach to property management solutions and associated accounting is refreshing in this industry. They LISTEN to their users and don't just look for the easiest solution; they seek out the most EFFICIENT and EFFECTIVE solutions when developing new enhancements to the product. Improvements are developed at a robust pace with meaningful, ongoing upgrades coming out almost daily! I could not be more impressed with AppFolio as a perfect solution for our quickly-expanding company. Cons Honestly, there is nothing that concerns or upsets me about AppFolio as a solution for our day-to-day property management, leasing, maintenance, or accounting operations. It has allowed the company to grow by double in the number of units under management in only 3 years without having to substantially add to staff, except for the on-site physical maintenance needs of such a fast-growing portfolio of rental townhome units; which is to be expected. Reason for choosing AppFolio Property Manager Greater overall product capabilities across all operations including leasing, maintenance, accounting, and financial/cash flow planning & budgeting. Over the nearly three years since implementation, we have also added the enhanced services of AI Leasing Assistant, "Lisa", FolioGuard Smart Ensure, Premium Leads, and Smart Maintenance, as well as taking advantage of the Debt Collections service and the convenience of online payables with AppFolio. Review Source K David M. Principal, Expert Witness Real Estate Used the software for: 2+ years ### "Long Time User Still Enamorede" July 6, 2021 5.0 We have been using for over eight years with no plans to change. The software continues to improve, often from user comments and experiences. Pros AppFolio's user interface is the best in the business. They're short development cycle offers continued platform improvements. The software does every we need as a small owner/operator. Cons The lack of an open API. Support not as responsive as it was. Alternatives considered [Entrata](https://www.capterra.com/p/20372/Entrata/)[Rent Manager](https://www.capterra.com/p/2732/Rent-Manager/)[Yardi Voyager](https://www.capterra.com/p/33832/Yardi-Voyager/)[Buildium](https://www.capterra.com/p/47428/Buildium-Property-Management-Software/) Reason for choosing AppFolio Property Manager Best in class, elegant user interface, responsive design, early to market (we made decision eight years ago). Switched from [Yardi Voyager](https://www.capterra.com/p/33832/Yardi-Voyager/) Better user interface and price point. Review Source GO Gerry O. owner Real Estate Used the software for: 2+ years ### "Fee manager's review after 10+ years" July 6, 2021 4.0 We are a small office that has been able to triple the number of units we manage utilizing this software. Pros Ease of use and able to work in the field. Cons Inspection templates are a MESS-check the forums-these need attention NOW. NEED a Code Order status in work orders so they STAY at the top of the list until copleted. Alternatives considered [Rent Manager](https://www.capterra.com/p/2732/Rent-Manager/) Reason for choosing AppFolio Property Manager AppFolio at the time was more expensive, but we could see the ability to allow us to expand our portfolio of properties. Review Source TW Terri W. Accounting Supervisor Real Estate Used the software for: 2+ years ### "Accounting using AppFolio for 7 years" November 1, 2017 5.0 I am not a computer geek, but have had a little computer programming training in the past. As I read the different users complaining about things or how they think their issues should be addressed in the upgrades to the system sooner than other issues, I wish I could open their eyes to finding creative ways to make things work for them till the next improvement arrives. AppFolio is a very elaborate program and there are multiple ways to accomplish almost every task needed in the property management field. AppFolio's development staff has a very complicated job to make this program work perfectly for all their users coming from all different kinds of backgrounds and from what I have seen over the past 7 years, they are doing an amazing job (and it appears they have a lot of fun in the process). Pros The support staff is amazing. Responses are within 12 to 24 hrs and solutions are found or suggestions for the future improvements. Over the past 7 years I have watched with admiration as this program has blossomed, filling the needs of multiple users in detailed ways. I use AppFolio in two different accounting venues, one with a large property management company servicing over 1600 home rentals, the other with one owner handling his 325 apartment units. This program provides excellent adaptable reports for both aspects of a property management company and for one owner with multiple apartment complexes in all phases of financial accounting, rental reports and maintenance. AppFolio encourages all discussions between all users and the staff of AppFolio resulting in ongoing improvements and additional options within the program. To be quite honest, since my specialty is the accounting department, there are many parts of AppFolio that I have not had the privilege of really working with, but those that I have come across look to be as detailed and helpful as the accounting processes. The Help & Training section within the program is also evolving and very detailed in explaining how things work. Cons If I had to find something I didn't like it would be the constant change that requires me to think and be constantly attentive to the processes in the program. It seems that almost every week there is a subtle or large change that rocks me for a moment. It is frustrating at times to stop and relearn a process. But then to my amazement I am once again loving this program even more and all that it does to make my job easier. You can't use this program out of habit. It is always evolving for the better. Review Source AA Allison A. CEO Real Estate Used the software for: 6-12 months ### "Promising Software / Horrible customer service" February 5, 2021 4.0 I could have had a great customer experience with appfolio, if they had better trained staff to answer your questions in a timely manner Pros I like the customization of this software. It is ideal if you manage a variety of portfolios. The dashboard and tasks menu are placed well and easy to navigate. The software uses a tab feature that allows to easily work with different tasks at a time. Excellent reporting features. Great mobile app Cons HORRIBLE customer service. The software is extremely robust, which will normally be a good thing. However, with that comes a lot of questions. Unfortunately only 1 out of 5 agents can help you. Most issues will have to be advanced to a senior agent . Once that happens you will have to EMAIL what your issue is or wait anywhere from 3-7 days for a scheduled phone call. So if your issue is time sensitive you are simply out of luck. I am seasoned property management professional, and I have worked with many softwares. Appfolio, by far is one of the most difficult I have worked with. There is countless steps to complete everything. Of course that allows for a lot of customization, but understand it takes a long time to learn it. Additionally there are promised features that don't work well. For example text messaging. You can text within the software, but there is no push notification. So if you are not inside the software or checking you email constantly, you won't know someone sent a text. So Pointless!!!. That is just one of many. There is reason there is no free trial and they bound you to a one year contract. Alternatives considered [Yardi Breeze](https://www.capterra.com/p/164741/Yardi-Breeze/) Reason for choosing AppFolio Property Manager selling agent presented the product well. seemed like a good fit Switched from [Buildium](https://www.capterra.com/p/47428/Buildium-Property-Management-Software/) The software seemed to present more with a diverse portfolio Review Source Response from AppFolio April 21, 2021 Hi Allison, thank you for reaching out to us with your feedback. We do have a guaranteed response rate of 24-48 hours but many issues to require us to follow-up with more information is it is a more complicated accounting question. We do have a robust Help & Training center if you need assistance with accounting. We hope we can improve your experience moving forward! CH Carrie H. Director of Operations Real Estate Used the software for: 2+ years ### "Wouldn't Recommend" August 3, 2023 1.0 We've overall been happy with Appfolio, but with their decision to charge our tenants $2.49 (from free) for EFT payments and how they rolled this out is frustrating. Appfolio spent a lot of time offering training on how to get tenants signed up for their portal, and how to "sell" the (then) free EFT payment option. Now, tenants either have to pay $2.49 for every EFT payment they make, or as the property owner, we can pay $1/door (regardless if the tenant has the portal active; regardless if they actually use EFT payment option) and it'll remain free to the tenant. Appfolio has a large community forum for its users, and there are MANY property managers who have left Appfolio over this. This is simply a money grab for a now publically traded company. The forum has talk of a class action. It's been a nightmare. We have 1200 doors and they didn't blink an eye when we told them we were looking for other options. Same for a few commenters on the forum who have over 10k doors. They don't care how long you've been with them, or the number of doors you have.Separately, Appfolio's customer support is lacking. Chat or opening a ticket are the only options, and the chat feature is rarely an option. We are looking to move to either Buildium or Rentvine. The AF community forum has many AF customers moving to those software options. Pros We were happy with Appfolio until their new charge for tenant EFT payments. Cons We've overall been happy with Appfolio, but with their decision to charge our tenants $2.49 (from free) for EFT payments and how they rolled this out is frustrating. Appfolio spent a lot of time offering training on how to get tenants signed up for their portal, and how to "sell" the (then) free EFT payment option. Now, tenants either have to pay $2.49 for every EFT payment they make, or as the property owner, we can pay $1/door (regardless if the tenant has the portal active; regardless if they actually use EFT payment option) and it'll remain free to the tenant. Appfolio has a large community forum for its users, and there are MANY property managers who have left Appfolio over this. This is simply a money grab for a now publically traded company. The forum has talk of a class action. It's been a nightmare. We have 1200 doors and they didn't blink an eye when we told them we were looking for other options. Same for a few commenters on the forum who have over 10k doors. They don't care how long you've been with them, or the number of doors you have.Separately, Appfolio's customer support is lacking. Chat or opening a ticket are the only options, and the chat feature is rarely an option. We are looking to move to either Buildium or Rentvine. The AF community forum has many AF customers moving to those software options. Alternatives considered [Buildium](https://www.capterra.com/p/47428/Buildium-Property-Management-Software/) Reason for choosing AppFolio Property Manager Overall functionality, bank set up, free portal/EFT payments for our tenants which they no longer have. Review Source TB Todd B. Founder Real Estate Used the software for: 2+ years ### "Wall Street Greed and Arrogance Abound at Appfolio" March 5, 2018 2.0 Run don't walk from this software. Read the reviews on other sites to get 'the rest of the story'! Pros The UI is simple and easy for new staff members to learn. The features are 'simple' and provide entry level functionality to get tasks done. Cons Since signing up with Appfolio in 2010, they've lost their consumer focus - and replaced it with what can best be described as 'Wall Street Arrogance': - selling 'value add' services to our clients without our prior consent - adding a maintenance call center that is a joke and an embarrassment - their suppressed fees feature is a nightmare to use, requiring hours of extra labor to ensure it works - coming out with simple versions of software 'improvements' that don't compare or compete with online alternatives That last point is why I am actively searching to leave Appfolio. Instead of letting me connect Appfolio to Docusign, they develop their own lousy lease writer which noone likes or uses. Instead of letting me connect Appfolio to TenantTurner or other showing softwares, they insist on making us wait for their 'simple' (less powerful) version to come out. Instead of letting me connect my Appfolio to SalesForce or Hubspot or Infusionsoft, they say 'who needs a CRM anyways'? Mind you they use Salesforce to grow Appfolio... but we can manually add new clients versus importing them from our CRM Instead of letting me connect my Appfolio to Podio or Asana or another workflow management software, they say 'use paper checklists, or maintain a dual database' if you want to get your work done with the latest cutting edge software tech. Folks - THIS MATTERS, and means you will spend TONS of extra hours doing labor that could easily be automated otherwise. Instead of letting me connect my Appfolio to Survey Monkey, they make us use a dual data base, and miss the chance to survey our clients. Appfolio surveys us all the time, but apparently we don't deserve to use an integrated survey feature. Instead of letting me connect my Appfolio to PropertyMeld, they want me to use their Model 'T' version of a workorder system. So I went with PropertyMeld, and deactivated the Appfolio maintenance portal so I could replace it with PropertyMeld's portal. We now run far more efficiently - no thanks to Appfolio. I recently used a competing call center to answer our maintenance lines, and received a 'cease and desist' style letter from Appfolio?! They said that 'for the safety of my data', I was to no longer use any 3rd party services!? I shook the tree long and hard and they retracted that statement. A thinly veiled attempt to shut down a competitor. Shameful actually. When Appfolio went public, I told my Stock Broker 'you should buy it, cuz I know it will go up'. Their share price tripled over the past two years, but I refused to buy their stock. Why? I HATE that Wall Street Greed and Arrogance has entered our industry, and refuse to support them. An open source API solves all of the above 'connection' issues, and is what's best for the customer. But Appfolio will not release their API. So folks, before considering moving forward with Appfolio, remember that the folks who play God with your data will decide WHAT improvements to bestow upon us at THEIR leisure. They'll decide what products to sell to our clients WITHOUT our knowledge or consent. I'll leave you with a closing thought - why would Appfolio decide to shut down live support while their share values triple? One would think that escalating share values means they could afford to give us excellent live support... apparently the shareholder is now more important than the customer at Appfolio. Review Source Response from AppFolio March 9, 2018 Hi Todd, thank you for providing this feedback. We are sorry for your poor experience with AppFolio. We work to provide an all in one solution to meet needs across your business and we created an online leasing flow that allows for the automation of your move-in processes and the ability to e-sign a lease. We also launched the ability to survey your tenants directly from AppFolio and we welcome your feedback regarding other features that you believe could be improved. We would be happy to disable the ability for tenant's to purchase renters insurance through their portals and to clarify, we launched this as a feature offering to help property managers mitigate risk. In regards to our customer support, our Customer Success team's first priority is your success, and they work hard to help improve each situation. Our team has also created an online Help Center that can provide step-by-step assistance in time of need, it is a great place to start when you have a question. We take your experience seriously and hope that we are able to provide you with excellent service moving forward! MB Melissa B. Secretary Real Estate Used the software for: 2+ years ### "AppFolio" September 12, 2019 5.0 AppFolio has saved us a lot of time and money in streamlining processes. For example, we can run credit and background checks through AppFolio, making processing applications smoother. Pros I can't imagine managing rental properties without a management software. I use AppFolio every day to look up tenant, property, and owner information and take notes; enter and pay bills; communicate with tenants, owners, and vendors, and more. Cons I wish you could search for "guest card" (inquiries and leads) info in the regular search bar instead of going into the guest card section first. Review Source DK David K. Financial Services Manager Real Estate Used the software for: 1-2 years ### "Excellent Property Management Software, but there is a learning curve" April 26, 2022 5.0 It has streamlined and automated a lot of the processes that Yardi could never do. And the customer support is incredible. Pros All the modules, (maintenance, accounting, applications etc.) work together seamlessly. The automation processed for converting applicants to tenants, work order flow, marketing and the tenant portal are all incredible. Cons There is a step learning curve. The tutorials are great, but it takes awhile to get the feel of the system. Sometimes, AppFolio is a little too efficient and doesn't give you a chance to correct an entry error before it posts. It would be great if we could have an offline AppFolio where we could try different processes and procedures without it impacting our live database. Switched from [Yardi Voyager](https://www.capterra.com/p/33832/Yardi-Voyager/) Primarily, the terrible customer support ( or lack thereof). Yardi's technical support was sketchy and at times unresponsive and just plain sucked! The tenant portal (Rent Cafe) had lots of glitches and issues and was rarely used by tenants because of it's technical problems and unresponsive support teams. Review Source Tara D. Residential Property Manager Real Estate Used the software for: 2+ years ### "Sad to be looking elsewhere." August 11, 2018 3.0 Initially, I was thrilled with Appfolio. They had live support, and same day follow up calls when submitting tickets. Suggestions on the user forum were implemented, or at the very least, were updated by Appfolio so we knew they were aware and cared. None of that anymore, but we are regularly being innundated with value added junk that we can pay for if we want it or obscure improvements that seem pretty specialized/not broadly impactful. Meetups, etc. are heavily geared toward sales/recruitment and have virtually no value for current clients. I was fine with shrugging my shoulders as this is often how things go with growing companies, but looking completely unprofessional to my tenants/owners due to unreliable email/text, suppressed fee accounting/commingling problems (that are legit problems, not user error), and confusing owner statements have me in talks to switch. Property managers are dealing with stigma to start with - I don’t need my management software making my company look unreliable/unprofessional/untrustworthy on top of it. Not to mention - I dread having to explain during a state audit why income is “suppressed” from owner reporting. Pros Extremely easy to navigate/train employees to use, tenant rent payment/owner contributions are free with ACH, application-move in flow is smooth, mobile app works well, available property postings look great on my website. Cons Suppressed fees amount to commingling, and that is so bad. It could easily be resolved and the idea has lots of votes in the forum yet it remains unaddressed. Not to mention, suppressed application fees can be passed on to an owner before you need to refund the fee depending on the timing and that leads to a nightmare of accounting, and having to explain to an owner why you are unprofessionally having to withhold the money in the next month. I tried to get help from support to no avail (it was repeatedly blown off as user error) so then I started going to their live meetups when they came to town begging for help from support in person to make it clear it is not user error. That led to more dissmissal from user support as being due to user error, so I finally said I wasn’t taking no for an answer. After talking to tons of people, I finally got a support person who understood what I was saying, and all they could offer was a VERY time consuming work-around. The integrated email/text feature often fails and does not notify you that it failed causing huge problems. Notification emails when a lead inquires have started being unreliable. If tenants wait too long to respond to an email I sent via appfolio, they are told the thread has expired. Since every email sent from appfolio is sent from a different spammy looking email address, I get frustrated tenants asking which of the 15 email addresses they should use to reach me. Owner statements are confusing to owners. Review Source Response from AppFolio August 21, 2018 Hello Tara, thank you for taking the time to leave this review. We understand your frustration and we are glad that you were able to talk through these items with one of the managers on our Customer Success Team. Based on your business practices, not consistently paying our your suppressed fees seems to have caused an issue with your owner's statements. We hope, after speaking with a manager, you will be able to establish a good cadence of paying these in order to avoid error in the future. We take our client feedback seriously and take all of it into consideration when building and improving new features. We hope you will stick with us and continue to provide this vital feedback. DV Daniele V. AppFolio Administrator Commercial Real Estate Used the software for: 1-2 years ### "Our Business Runs on AppFolio!" October 29, 2021 4.0 From the onboarding process to going live, AppFolio has been there for us! Their team worked with us every day during data migration and user training, so that we were confident once we went live. AppFolio is so user friendly and the Help Center so comprehensive that we rarely need to contact support, but even when we do need their help, the support team is friendly, knowledgeable and quick to respond. We couldn't be happier with our decision to move to AppFolio. Pros The ease of use. AppFolio makes every process seem simple. All of the information within AppFolio is easily searchable and our users don't need to be super tech savvy to use AppFolio with confidence. Cons We'd love to see AppFolio make a concerted effort to improve or add features for commercial properties like sales tracking/percentage rent billing. Even though the commercial property features aren't as robust as the residential features, I have no doubts that I will see these features in the future. AppFolio regularly releases new and improved features. They also maintain a robust user community wherein they take suggestions and let us know what suggestions are in the works. Switched from [Yardi Voyager](https://www.capterra.com/p/33832/Yardi-Voyager/) AppFolio offered us a richer user experience with more features at a lower price. Our previous product seemed clunky and born of an older age. AppFolio is a clearly modern product made to integrate with modern business practices and procedures. Review Source MD Michael D. General Manager Real Estate Used the software for: 1-2 years ### "Better than expected" January 25, 2021 4.0 Pros The ease of use and mobile app make this software very useful for property managers. For leasing, the application and lease signing process is pretty seamless once set-up. The Online Portal is also great as it helps cut down on unnecessary emails or calls to the office. Residents can pay rent, submit requests for maintenance, and sign lease renewals all through their Online Portal. The lease renewal interface is one of my favorite features as it has really cuts down on the amount of time I spend drafting and preparing renewals. This software offers a lot and they are always pushing out updates and new features which is great. Cons The biggest problem is customer support. Some requests take days or weeks to hear back from someone and in property management, we typically don't have days or weeks to wait for a fix to a problem we are experiencing. However, when someone does help, they tend to always be able to resolve our problems. I would also like to see more customization to the software. Little things like being able to add my own "reasons for move-out" to the drop down when selecting a reason for a move-out. Also adding the option for management to select "preferred/available times" when entering a maintenance request for a resident. Residents have this option when submitting via the online portal, but management does not if they are entering a request on behalf of a resident. The work around is just writing it in the access notes, but that seems disconnected since user submitted requests will show the preferred times in a different section so maintenance staff may overlook it since it will be in a different spot than usual. Alternatives considered [Yardi Breeze](https://www.capterra.com/p/164741/Yardi-Breeze/) Reason for choosing AppFolio Property Manager AppFolio seemed to have the most feature rich content and interface. Yardi Breeze was too new and lacked many basic features at the time we were looking to adopt new software. We needed to hit the ground running with all of the necessary features so we decided AppFolio was the right choice. Review Source Response from AppFolio April 21, 2021 Hi Dennis, thank you for taking the time to leave a review - we appreciate your feedback. MP Matt P. Owner Real Estate Used the software for: 1-2 years ### "AppFolio Review " May 30, 2017 4.0 AppFolio is a wonderful software overall. We just need the ability to create custom workflows, procedures, activities, inspections. Pros Online rent pay, online Leasing, integrated accounting, integrated website, the ability to broadcast to multiple third party websites during Leasing, automatic applicant and tenant notifications when scheduling a showing. Cons Need customizable project management checklists. We systematize everything. We create workflows and procedures for everything so we do things the same way every time. A perfect example for this would be during move in / move out. There are 20 steps that must be completed every time a tenant moves in and moves out. We have these steps written down in Excel. But Excel checklist is not a shared list so we have no idea when things are completed. We work in different locations. We would have better communication if there was a live custom checklist that we could create and use under a couple different workflows in af. It would be ideal to have "add custom workflow" as a drop down during certain processes. For example during the "initiate move out" process. On page 1 of the move out process, we could then choose which checklist to use. Better yet in the checklist it would ask if you want that to be included every time one of the following processes occur. That's perfect. Then the users have no choice but to complete each task in the workflow. That checklist would be integrated with the pertinent users desktop as open activities. you can have 5 different users are assigned to specific tasks in the checklist and the ability to set deadlines per task. And when there are multiple users, each user only has authority to check off the tasks they were assigned to. Then it would date and time stamp each completed tasks in the checklist ss completed. Of course we would need the ability to assign tasks between users in the event a user is out or an available at this time. Examples of some recurring tasks that we do during every move out are: post home for online install for rent sign, clean carpets, Janitorial, etc. AF should add custom user titles per property or per Property Group. This way you can click to assign who's the maintenance supervisor, maintenance tech, property manager, on-site manager, janitor. That information would then be accessible in letters and in this case when assigning tasks. For example clean carpets always goes to that user title, etc. As the move in move out deadline approaches, everyone involved in the checklist workflow can view exactly what stage the progress is at. And alerts could go out if someone misses their deadline. One other nice feature would be that if we make a task required then the subsequent task cannot be checked off until the preceding task has been checked off. So move in move out is one example where this would come in handy. Eviction would be another time. And this would be extremely helpful for remodeling... perfect example is never install flooring before the interior is painted. Inspections need help as well. We don't use inspections in af because of this. Once an inspection is completed any user can delete it. It needs to be non-modifiable once completed. Also, we should have multiple types of inspections. In particular, one for move in move out that would have two columns one for move-in condition and one column for move out condition. Then we can compare condition when the tenant moves out against the info they completed when they moved in. Further, this should be integrated into the tenant portal so the tenant can complete the inspection themselves as they walk through the home. A copy can go to the property manager who can then agree or disagree with each of the findings. Then a copy of the inspection would be made available in a PDF format for the tenant in there tenant portal just like a copy of the lease is available. Lastly, currently we can only add photos to an inspection when an item needs repair. That's not the case. Just because damage exists does not mean that we will make repairs but we do need to document the condition in most cases. An example would be scratches on a stainless steel refrigerator door. We may note that they exist just so that we know the new tenant is not responsible for the damage but the scratches aren't bad enough to Warrant purchasing a new refrigerator. It would be nice to have a box to check to automatically send digital birthday cards to all tenants, vendors, etc. And if people want to go old school, you could make this a profit Center for AF. Where you have a subsidiary or partner printing company that will send holiday cards and birthday cards at the appropriate times if we enable that feature period then all the data is pulled directly from the tenant profiles so they get their birthday cards on time. Review Source Response from AppFolio June 16, 2017 Dear Matt, thanks for sharing so much detailed feedback with us! We love hearing from our customers and will definitely share your thoughts with our teams. We hope that as you spend more time with AppFolio you will be able to realize the full value of our program for your business and find new success! BW Belinda W. EVS Hospitality Used the software for: 1-2 years ### "My personal review of Appfolio property manager " December 22, 2022 5.0 I have been using Appfolio Property Management for my rental properties for over two years now, and I absolutely love it! The software is extremely user-friendly and helps me keep track of everything in one place. I can easily see when rent is due, track maintenance requests, and stay organized overall.The best part of Appfolio, in my opinion, is the customer service. Whenever I have had a question or needed help with something, the team has always been quick to respond and resolve any issues. I highly recommend Appfolio to any landlords out there looking for a great property management solution! Pros 1.It's very affordable2.It's easy to get started3. offers a good range of features for most users4.The right choice for you will depend on your specific needs and budget. Cons 1\. One con is that it can be difficult to use2.it doesn't offer as many features as some of the other options on the market. Review Source SL Shawn L. Accounting Manager Real Estate Used the software for: 6-12 months ### "AppFolio Review" February 14, 2023 5.0 Overall I would say my experience has been positive. There have been some challenges but almost everything has worked out. Pros Ease of Use, Ability to Cut Checks, Ability to Use Anywhere With the Internet, No Need to Go to the Office Every Day, Owner's Statement, Communication Between Tenant & Property Management, Ability to Submit Work Order and Keep Everything Contained In One Environment. Cons Reports aren't as customizable as they should be, Audits are hard to perform, Support went from phone to chat and quality has suffered (ask a question and get multiple different answers), Hard to support older users with their owner portals, Threshold to be able to use Appfolio, No access to customer service logs even though it appears that you could reference them later. Reason for choosing AppFolio Property Manager It is what was used in the past and everyone was familiar with. Review Source Taylor G. Operations Assistant Real Estate Used the software for: 6-12 months ### "We love AppFolio!" March 18, 2022 5.0 From an operations standpoint, we have had a great experience with AppFolio Property Manager. Not only does it streamline multiple processes, everything is tracked through the software. You can make internal notes, text, email, create charges, sent notices, and so much more. This is essential when referencing correspondence, keeping team members up to date, and overall managing properties. Pros AppFolio is so easy to use - team members who are "green" or have not used the software are able to catch on quickly with the incredible amount of training videos that are available. AppFolio is constantly rolling out updates/improvements too. We were so excited when the MFR import tool and option to bulk assign unit types were released. Features like this truly streamline the property setup process - it's great! Cons A feature that could use improvement is the inspection tool. Currently, it is missing the option to make a template that does not require tying it to a unit beforehand. Though I'm sure AppFolio has this in the works! Review Source JL James L. Executive Property Manager Real Estate Used the software for: 2+ years ### "Great Initially but Caters to Larger Companies Now" September 29, 2020 4.0 My overall experience has been generally positive however I wish they would offer the same features and services to all of their clients regardless of their portfolio size. If you already have the technology available and a cost structure in place to offer these services, I don't see how portfolio size matters. Overall, it's a good product but they're starting to nickel and dime customers for services previously included in the monthly subscription prices. They're also releasing a lot of cool new tools such as the artificial intelligence assistance however you should verify that you're going to be able to access all of the tools you want to before signing up as you might discover that you don't meet their minimum portfolio size to take advantage of such features. Pros I love how easy it is to use and that it's got everything integrated from inspections to maintenance to accounting to contract management. It also posts my listings to a bunch of websites automatically. Cons It was initially a perfect fit for our company. We wanted our website and property management software integrated and we loved the features such as the tenant portal etc. In the past couple of years, it seems that they are gearing themselves more toward large companies (1000+ units) as they are only making certain features available to their larger clients (i.e. Lisa AI / artificial intelligence secretary) despite having the technology already to accommodate all clients regardless of company size. Additionally, we paid a lofty website setup fee when we originally enrolled in the software in 2014. They charge anywhere from $1000-5000 to redesign the website and as of March 2021, they are forcing everyone to migrate their website over to a new design and imposing a monthly fee to host the website in addition the the regular monthly fee. Alternatives considered [Yardi Voyager](https://www.capterra.com/p/33832/Yardi-Voyager/)[Buildium](https://www.capterra.com/p/47428/Buildium-Property-Management-Software/) Reason for choosing AppFolio Property Manager Because it was a better value for the money and seemed more user-friendly. Switched from [Rent Manager](https://www.capterra.com/p/2732/Rent-Manager/) We wanted something more integrated and that allowed more than one user at a time. Review Source AG Angela G. COO Real Estate Used the software for: 2+ years ### "Appfolio Property Management Software" May 12, 2022 4.0 I used to love this software and felt they did a really good job at improving. However, the price keeps increasing and the improvements and customer service have really went drastically downhill. Because of this I would no longer recommend this software. Pros I really like that tenants can set up their own portals for payments, maintenance requests, etc. I like that it streamlines almost everything we need into one software. Cons The accounting portion is very difficult to use and make corrections to anything, and when you need customer service it is too often very hard to get, or get someone that can actually help you. It takes days sometimes to even get help, or they don't get back at all. The price has went up a lot since we first signed up but the customer service has dramatically went down. Due to this I would no longer recommend Appfolio. Reason for choosing AppFolio Property Manager Appfolio seemed to have more of the features we wanted and right for an operation of our size. Review Source BD Brandy D. Accounting Manager Real Estate Used the software for: 6-12 months ### "Appfolio Property Manager Review by User" August 31, 2021 4.0 Pros The software has sped up and increased efficiencies in our staff and processes. There's been quite a bit of streamlining. Cons There's significant room for improvement in the reporting and work order area. The ability to also charge tenants on the recurring basis prior to their lease start is a large inconvenience for our company, where students payment dates begin 2 months prior to their occupancy. Going through and adding charges to every account we set up is inconvenient, and leaves a large room for human error. Switched from [Propertyware](https://www.capterra.com/p/25491/Propertyware/) Platform stability. Proposed increased efficiency. Review Source Talk to a Capterra advisor for free and get results within 15 minutes.