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Real Estate · head to head

AppFolio vs Propertyware

AppFolio logo

AppFolio

Real Estate

Run your entire residential portfolio on a single, modern platform

From
On request
Rated
-
Full reviewWebsite
Propertyware logo

Propertyware

Real Estate

Single-family rental management from RealPage, sold per unit above a monthly minimum with a paid implementation

From
On request
Rated
-
Full reviewWebsite

The short version

  • Each has a real cost: AppFolio no published pricing; all plans require contacting vendor for quote; Propertyware pricing is per unit against a monthly minimum and there is a separate implementation fee, usually a multiple of the monthly subscription, so first-year cost is well above twelve times the running rate.
  • Prices and features above were last checked on 31 August 2026.

Where they differ

Only the attributes on which AppFolio and Propertyware actually diverge.

Attributes where AppFolio and Propertyware differ
AttributeAppFolioPropertyware
Pricing modelquotePer unit per month with a monthly minimum
PlatformsWebWeb, iOS, Android

Identical on both: starting price (On request), free tier (No), user rating (Not yet rated), category (Real Estate).

What each one covers

Drawn from each product's published feature list. An absence here means we hold no record of it - not that the product lacks it.

Only in AppFolio

Nothing recorded that Propertyware does not also cover.

Only in Propertyware

  • Custom fields and screens
  • Configurable owner portals
  • Open API
  • Owner accounting
  • Maintenance and vendor management
  • Inspections
  • Leasing and marketing

What people use each for

The jobs each tool is most often brought in to do.

AppFolio

  • Managing residential portfolio on single platformnot Propertyware
  • Centralizing finances and resident communicationsnot Propertyware
  • Automating work order management across propertiesnot Propertyware
  • Supporting multifamily and single-family rentalsnot Propertyware

Propertyware

  • A single-family operator with 500 or more scattered doors that need per-owner branded portalsnot AppFolio
  • A manager whose operating model does not fit standard software and who needs custom fields and screens rather than workaroundsnot AppFolio
  • An operator integrating property data into an in-house acquisitions or investor reporting system through an APInot AppFolio
  • A regional business running several markets under one ledger with owner-level management fee rules that differ by contractnot AppFolio

Where each one falls short

Documented limitations, not opinions. Every one is a constraint you would hit in normal use.

AppFolio

  • No published pricing; all plans require contacting vendor for quote
  • Minimum 50 units required for Core plan

Propertyware

  • Pricing is per unit against a monthly minimum and there is a separate implementation fee, usually a multiple of the monthly subscription, so first-year cost is well above twelve times the running rate.
  • Propertyware sits inside RealPage alongside strategic enterprise platforms, so the practical risk is not that it stops working but that it receives maintenance rather than development; ask for a written roadmap and end-of-life notice period.
  • The interface is dated relative to newer cloud entrants, and the configurability that makes it capable also makes it slow to set up, which is why implementation is chargeable in the first place.
  • It is built for scattered-site single-family stock, so apartment community workflows, commercial leases and HOA management are all poorly served.
  • RealPage is the defendant in United States antitrust litigation concerning its revenue management software, which does not affect this product directly but is a factor when you are weighing a multi-year contract with the parent.

Pricing, plan by plan

AppFolio

On request

No published plan breakdown. See the AppFolio review.

Propertyware

On request
  • Basic$undefined/month
    • Per unit rate against a monthly minimum
    • Accounting, maintenance and tenant portal
    • Implementation fee charged separately
  • Plus$undefined/month
    • Higher per unit rate against the same style of minimum
    • Owner portals and custom fields
    • Inspections
  • Premium$undefined/month
    • Highest per unit rate
    • Open API access
    • Custom portals and advanced configuration

Which should you pick?

Choose AppFolio if

Nothing in the data separates AppFolio from Propertyware on the points above - pick on price and on how each one feels to use.

AppFolio review

Choose Propertyware if

  • You need custom fields and screens.
  • You work on Web, iOS, Android.
  • You also want configurable owner portals.
Propertyware review

Questions people ask

Is AppFolio or Propertyware better?
Neither clearly leads. AppFolio starts at On request and Propertyware at On request, and user ratings are close enough to be indistinguishable. Choose on capability and platform support.
Which is cheaper, AppFolio or Propertyware?
AppFolio starts at On request and Propertyware at On request.
Does AppFolio or Propertyware run on more platforms?
AppFolio runs on Web. Propertyware runs on Web, iOS, Android.
What is AppFolio best used for?
AppFolio is most often used for managing residential portfolio on single platform, centralizing finances and resident communications, automating work order management across properties, supporting multifamily and single-family rentals. Of those, managing residential portfolio on single platform and centralizing finances and resident communications are not what Propertyware is typically brought in for.
What can AppFolio do that Propertyware cannot?
Propertyware covers Custom fields and screens, Configurable owner portals, Open API, Owner accounting.

Answered from the vendors’ own pages

AppFolio: What does AppFolio property management software cost?

AppFolio pricing is not published; quotes are provided based on portfolio size and specific requirements. Core plans require a minimum of 50 units. Contact AppFolio's sales team for a customized quote.

Source
Propertyware: Is Propertyware still being developed?

That is the question to put to the vendor in writing. It belongs to RealPage, whose development focus is its enterprise multifamily platforms, so ask for a release history and a stated end-of-life notice period.

AppFolio: How many AppFolio tiers are available and what distinguishes them?

AppFolio offers three tiers: Core (minimum 50 units), Plus (for growing businesses with features like affordable housing support), and Max (enterprise solution with leasing CRM and API read/write access). All require custom pricing quotes.

Source
Propertyware: Why is there an implementation fee?

Because the product is configured rather than switched on. Custom fields, portals and owner fee rules are set up during onboarding, and the fee is typically a multiple of the monthly subscription.

Propertyware: Does it work for apartment communities?

Not well. It is designed for scattered-site single-family portfolios; apartment operators are steered towards other RealPage products.

Propertyware: Can I get my data out?

Yes, through the open API and standard exports, which is worth exercising during evaluation rather than at the point you decide to leave.

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