4 AppFolio Alternatives for Managing Rental Properties

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AppFolio is an industry leader when it comes to rental property management software. It’s got a four-star rating based on 406 reviews in Capterra’s directory, and it’s one of the most well-known names in rental property management.

While AppFolio is indisputably beloved software, it might not be right for your business. Maybe it doesn’t have the features you need, or it’s too expensive. Perhaps you simply want to know what else is out there.

Below, I’ve listed the four most popular AppFolio alternatives (in alphabetical order) based on number of reviews (minimum four-star average rating) in Capterra’s directory.

1. Buildium

Buildium’s lease renewal feature

Buildium is a cloud-based solution designed for property managers who want to manage accounting, leasing, operations, maintenance, and everything else associated with rental properties. You can use the software to monitor and report on business expenses as well as property expenses, and even file 1099s at tax time.

What Capterra reviewers liked about the software:

  • Easy to use if you’re not computer savvy
  • Easy to create reports, invoices, and statements
  • Good customer service with knowledgeable staff
  • Thorough reports and maintenance tracking

Improvements customers would like to see:

  • Application sometimes crashes, and some glitches have been reported
  • Some reviewers thought customer support could be better

Price: Buildium has a somewhat complex pricing structure based on how many units you manage. For their “Core” version—which costs $150 at 100 units—you pay $0.50 per EFT payment, 2.75% per credit card transaction, and a $99 setup fee per business bank account. For the “Pro” version—which costs $200 at 100 units—EFT payments are free, as is the setup for your first five business bank accounts. The credit card transaction rate is $2.75, along with a $0.50 charge for each outgoing payment. Certain features that you have to pay for with Core are free in the Pro version. Buildium offers a two-week free trial.

Have you used Buildium? Leave a review!

2. Rent Manager

Rent Manager

Rent Manager is a Windows-based property management software for residential and commercial properties, offering both management features and an accounting system. It is used by landlords, associations, commercial properties, and mixed portfolios.

What Capterra reviewers liked about the software:

  • Allows plenty of customization
  • Customer service is helpful and works hard to solve issues
  • Software is intuitive and offers lots of features

Improvements customers would like to see:

  • Customer support could be more available
  • It’s not completely web-based, so you can’t take it with you everywhere

Price: Rent Manager doesn’t publicize its price. Contact the company to set up a consultation.

Have you used Rent Manager? Leave a review!

3. Rentec Direct

Rentec Direct is an AppFolio alternative for managing rental properties

Rentec Direct’s security deposit ledger feature

Rentec Direct is billed as a comprehensive solution for property managers and landlords. It has plenty of accounting features, automatic synchronization with your bank, and electronic 1099 filing. The software lets you create a professional website for your business, and offers a way to publish vacancies online via Craigslist and other rental websites.

What Capterra reviewers liked about the software:

  • All-in-one product that handles business aspects from bookkeeping and screening to rent collection
  • Easy to use and intuitive
  • Good customer support
  • Quick setup

Improvements customers would like to see:

  • Steep learning curve for some
  • Some struggled with setting up the feature that enables acceptance of rental payments through a portal

Price: Varies depending on how many units you want to manage. For 100 units, it’s $90 per month for Pro and $100 per month for PM. Rentec Direct offers a two-week free trial.

Have you used Rentec Direct? Leave a review!

4. Total Management

Total Management is an AppFolio alternative for managing rental properties

Total Management’s work order feature

Total Management is an entirely web-based platform that aims to provide low-cost property management software to small businesses. The software is geared to both residential and commercial properties, and offers all the basic features you need (tenant portal, screening, accounting, and maintenance, among others).

What Capterra reviewers liked about the software:

  • Easy to navigate
  • Customer service is solid
  • Good for newbies to the business
  • Software tracks data and keeps documents and work orders organized
  • Very easy and straightforward to use once you get the hang of things

Improvements customers would like to see:

  • 1-on-1 customer service is only free for one month; you have to pay after that period elapses
  • Invoicing and reporting somewhat limited
  • A bit of a learning curve

Price: Total Management costs $1 per unit per month for residential properties, and commercial clocks in at $2.50 per unit per month. All pricing plans are billed monthly.

Have you used Total Management? Leave a review!

What software do you prefer using to manage your rental business?

There are a lot of rental property management software options out there; our directory alone has 62 to choose from.

What software have had success with in the past? Why was it ideal then, and why did you decide to move on? What kind of features should property managers look for when choosing software? Let us know in the comments below.

Looking for Hospitality Property Management software? Check out Capterra's list of the best Hospitality Property Management software solutions.

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About the Author


Dan Taylor

Dan is a content writer at Capterra, specializing in hotel management, construction and real estate. Outside the office, he enjoys spending time with his family and friends, catching up with the latest offering from HBO or paying a visit to a new place.


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