AppFolio
Mid-market property management companies (50-5,000+ units) that want a modern interface with strong automation and marketing tools
Propertyware
Established single-family property management companies with 250+ units that need deep reporting and customization
Score Comparison
Pricing & Features
Making Your Decision
When to Choose AppFolio
Mid-market property management companies (50-5,000+ units) that want a modern interface with strong automation and marketing tools
AppFolio is the gold standard for mid-market property managers who want speed, a modern interface, and AI-powered automation. Its 50-unit minimum and annual contracts mean it is not suitable for small landlords, but for growing management companies it delivers exceptional capability per dollar.
Strengths
- Modern, intuitive interface with AI-powered leasing automation and marketing tools
- Scales from 50 units to 5,000+ with tiered Core, Plus, and Max plans
- Excellent tenant and owner portals with mobile-first experience
- Handles residential, commercial, student housing, and community associations
Limitations
- 50-unit minimum locks out smaller landlords entirely
- Hidden onboarding fees and required annual contract add to total cost
- Reporting and ledger customization trails legacy platforms like Yardi and Rent Manager
When to Choose Propertyware
Established single-family property management companies with 250+ units that need deep reporting and customization
Propertyware dominates the single-family rental management niche with powerful reporting and customization. However, reliability issues, a steep learning curve, and high minimums make it a poor fit for small landlords or those expecting a plug-and-play experience.
Strengths
- Purpose-built for single-family property management — the industry leader in this niche
- Best-in-class reporting module with highly customizable reports and custom fields
- Open API and flexible workflows for tailoring the platform to specific operations
- Transparent, publicly listed pricing with clear tier breakdowns
Limitations
- Steep learning curve with persistent bugs and slow resolution times reported by users
- $250/month minimum plus implementation fees make it expensive for smaller portfolios
- Performance issues and system crashes frustrate daily users
