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AppFolio alternative for small property managers, with no 50 unit minimum

Letting is an AppFolio alternative for landlords, letting agents and property managers who run fewer than 50 units, or who want a published price before they talk to sales. AppFolio's Core plan applies a 50 unit minimum and does not publish its prices. Letting starts at $59 per month for up to 25 units, with no unit minimum and no onboarding fee.

Run the demo
Statements, SeptemberSend day: 3rd
Carlton Holdings Ltd
Net payout £2,713
Sent 3 Sep, PDF and CSVSent
E. Adebayo
Net payout £1,742
Sent 3 Sep, PDF and CSVSent
R. Whitfield
Net payout £1,566
Repairs pendingDraft

The short answer

If you manage fewer than 50 units, AppFolio Core is not open to you, because AppFolio lists a 50 unit minimum on that plan and asks every buyer to contact sales for a quote. Letting covers the monthly work a small manager actually does (rent roll, arrears, repairs, inspections, owner statements and compliance dates) on plans priced by unit band: $59, $189 and $449 per month, 2 months free on yearly billing.

If you need tenants to pay rent online inside the software, tenant screening or listing syndication, AppFolio does those and Letting does not. Choose on that line, not on the length of a feature page.

Letting vs AppFolio at a glance

AppFolio figures come from AppFolio's pricing page and publicly reported quotes; AppFolio does not publish per unit prices, so confirm yours with their sales team.

LettingAppFolio
Unit minimum None 50 units on Core, higher on Plus and Max
Published price Yes: $59, $189, $449 per month, Enterprise on request No, quote from sales. Core is publicly reported at about $1.40 to $1.49 per unit with a monthly minimum near $280 to $298
Onboarding fee None Reported one time onboarding fee, sized to the portfolio
Pricing shape Flat price per unit band Per unit, with a monthly minimum
Rent roll and arrears ageing Yes Yes
Tenants pay rent online in the app No, you import your bank CSV and payments match to tenant ledgers Yes, online payments through the resident portal
Tenant screening and listings No Yes
Maintenance requests with photos Yes Yes
Move-in, periodic and move-out inspections with photos Yes, with side by side move-out comparison Available, check which plan includes it
Monthly owner statements, PDF and CSV Yes, from the Agency plan Yes
UK compliance dates (gas safety, EICR, EPC) Yes Built for the US market
Best for 1 to 500 units, managers who want a known monthly price US managers with 50+ units who want payments, screening and leasing in one system

Why small property managers look for an AppFolio alternative

Most searches for an AppFolio alternative come from one of three places. A landlord with 12 doors is told the software starts at 50. A new property management company wants to budget its first year but cannot see a price without booking a demo. Or a manager with 60 units is paying a monthly minimum and an onboarding fee for a platform whose leasing and payments features they barely use, because tenants already pay by ACH to the operating account.

In all three cases the fix is the same: software sized to the portfolio, priced on the page, that handles the monthly close without extra modules.

  • Under 50 units: no minimum to meet
  • New companies: the price is on the pricing page, no sales call
  • Managers who do not need payments or screening: pay for the work you do
Portfolio3 properties, 7 units
  • Carlton Holdings LtdOwner
    • 14 Carlton Rd2 units
      • Flat 2 J. MarshLet
      • Flat 5 A. NovakLet
    • 9 Birch Close1 unit
      • House L. FraserNotice given
  • Elm St PartnersOwner
    • 220 Elm St4 units
      • Apt 1A D. KimLet
      • Apt 2A Vacant

Rent roll and bank reconciliation instead of a payments module

Each month Letting builds a rent roll from your leases. Export your bank transactions as CSV, drop the file in, and payments match to tenant ledgers, including partial payments. Arrears age into 1 to 30, 31 to 60 and 60+ days, and reminder emails go out on your schedule. Tenants keep paying the way they already do, by ACH, check or transfer, and you keep your existing bank.

See the detail on rent collection software and rent roll software.

  • Monthly rent roll with paid, part paid and unpaid status
  • Bank CSV import matched to tenant ledgers
  • Arrears ageing, reminders and late fee rules on the Agency plan
September rent roll5 units
UnitDueReceivedStatus
Flat 2, 14 Carlton Rd£1,150£1,150Paid
Flat 4, 14 Carlton Rd£1,095£1,095Paid
Flat 5, 14 Carlton Rd£1,050£600Partial
Unit 12, 48 Mill Lane£980£0Late
Unit 15, 48 Mill Lane£990£990Unmatched

Owner statements for managers who work for third party owners

If you manage for owners, the Agency plan produces one statement per owner per month: rent received, management fees, repair costs and net payout, as PDF and CSV, emailed on the day you choose. Up to 150 units cost $189 per month. The same portfolio on a per unit plan with a monthly minimum often costs more before any add ons, which is why many small management companies compare the two.

Read how statements are built on property management accounting software.

  • One statement per owner, per month
  • Fees and repair costs pulled from the unit records
  • Income and expense export for your CPA

Repairs, inspections and compliance dates

Tenants report repairs through a request link with photos. You assign a contractor, follow a status timeline and record the cost against the unit and the owner. Move-in, periodic and move-out inspections run room by room on a phone, and the move-out comparison sits next to the move-in photos when a deposit is disputed. Lease expiry, insurance, license and smoke and CO check dates each get a reminder before they lapse.

  • Maintenance requests with photos and contractor assignment
  • Inspections with dated photos and signed PDF reports
  • Lease, insurance and license reminders
Maintenance3 open
Boiler, no hot water
Flat 5, 14 Carlton Rd High K. Byrne Plumbing
£185 to ownerAssigned
Leaking kitchen tap
Unit 12, 48 Mill Lane Medium
£65 to ownerDone
Smoke detector beeping
Apt 3B, 220 Elm St Low
New
  1. Reported 4 Sep
  2. Assigned 4 Sep
  3. Contractor visit 6 Sep

Who should choose Letting, and who should stay on AppFolio

Letting fits a self managing landlord with 5 to 50 units, a small property management company with 20 to 150 doors managing for several owners, and a letting agency that wants owner statements and inspections without a leasing platform attached. It also fits UK agents, because gas safety, EICR and EPC dates are built in.

AppFolio remains a strong choice for US managers with more than 50 units who want tenants to pay inside the software, run tenant screening and syndicate listings from the same system, and who are comfortable with a per unit contract negotiated through sales. If that is you, compare the AppFolio quote with your current costs, not with ours.

How to switch from AppFolio or a spreadsheet

Moving a small portfolio takes an afternoon, not a project. Export your units, tenants and leases as CSV from your current system, import them into Letting, set opening balances for tenants who are behind, and import the latest month of bank transactions to check matching. Run one owner statement and compare it with your last one before you tell owners anything has changed.

The four steps are laid out on the property management system page.

  • Export units, tenants and leases as CSV
  • Import, then set opening balances per tenant
  • Import one month of bank CSV and check matching
  • Produce one owner statement and compare

Run month end before you commit

The homepage demo imports a bank export into a demo portfolio, updates the rent roll, ages the arrears and produces owner statements in your browser. No account needed.

Run the demo

Priced on the page, no minimum

Landlord $59 per month for up to 25 units, Agency $189 for up to 150, Portfolio $449 for up to 500, Enterprise on request. No unit minimum and no onboarding fee. Compare plans on property management software pricing.

See pricing

FAQ

See all questions

Yes. Letting has no unit minimum, so a landlord with 3 units and a manager with 45 units sign up the same way. The Landlord plan covers up to 25 units for $59 per month, and the Agency plan covers up to 150 units with owner statements for $189 per month.

AppFolio does not publish prices. Its Core plan lists a 50 unit minimum, and publicly reported quotes put Core at about $1.40 to $1.49 per unit per month with a monthly minimum near $280 to $298, plus a one time onboarding fee. Confirm your own quote with AppFolio. Our AppFolio pricing breakdown has the detail.

AppFolio is built for property management companies with 50 or more units, so most small landlords cannot sign up for Core. Landlords with fewer units usually do better with software that has no minimum, a published monthly price and the rent roll, repairs and inspections they use every month.

No. Letting tracks rent and reconciles payments from your bank CSV export against each tenant ledger. Tenants keep paying by ACH, check or transfer into your existing account. If online rent payment inside the software is a must, AppFolio or another payments platform is the better fit.

Yes. Export units, tenants and leases as CSV and import them into Letting, then set opening balances for any tenant in arrears. Portfolios over 500 units on Enterprise get a dedicated onboarding manager who handles the migration.

Close your month without a 50 unit minimum

Import your leases and your bank export, and your rent roll and owner statements are ready.

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