AppFolio does not publish its prices. Its pricing page lists three plans, Core, Plus and Max, says a minimum spend and unit count apply, and sends every buyer to sales for a quote. Publicly reported quotes put Core at about $1.40 to $1.49 per unit per month with a monthly minimum near $280 to $298 and a 50 unit minimum, plus a one time onboarding fee. Below is what that means in dollars at different portfolio sizes, and when a cheaper option makes more sense.
AppFolio plans: Core, Plus and Max
AppFolio sells its property management software in three tiers. What changes between them is less about features you can see on day one and more about automation, configuration and the size of operator the tier is built for.
- Core: the out of the box plan for residential property management companies. AppFolio's own pricing page states a 50 unit minimum. Reported at about $1.40 to $1.49 per unit per month.
- Plus: for growing companies that want to standardize processes across a larger portfolio. Reported at around $3 per unit per month, with a higher minimum spend and unit count.
- Max: the enterprise tier for large operators focused on customization and data. Priced by custom quote only.
These numbers come from review sites, vendor comparisons and quotes buyers have shared, not from AppFolio. AppFolio has changed its pricing structure before, so treat them as a starting point for your own quote.
How much does AppFolio cost per month?
For most small and mid sized managers the answer is the monthly minimum. At a reported $1.49 per unit and a $298 minimum, the per unit price only overtakes the minimum at 200 units. Below that, you pay the minimum whether you manage 50 doors or 199.
| Units managed | AppFolio Core, reported | Effective cost per unit | Letting plan and price |
|---|---|---|---|
| 20 | Not available, below the 50 unit minimum | n/a | Landlord, $59 |
| 50 | About $298 (minimum) | About $5.96 | Agency, $189 |
| 100 | About $298 (minimum) | About $2.98 | Agency, $189 |
| 150 | About $298 (minimum) | About $1.99 | Agency, $189 |
| 200 | About $298 | About $1.49 | Portfolio, $449 |
| 300 | About $447 | About $1.49 | Portfolio, $449 |
Onboarding is charged on top in the first month and is not included above. The pattern is clear: under 150 units, the monthly minimum makes AppFolio expensive per door; from about 200 units upward, its reported per unit rate is competitive, and at 200 to 300 units it can come in below our Portfolio plan. If you are in that range, compare the full quote honestly, including onboarding and any add ons, against what you would use.
Is there a minimum number of units for AppFolio?
Yes. AppFolio's pricing page states that a 50 unit minimum applies to Core, and minimum spend and unit counts apply to Plus and Max. That puts AppFolio out of reach for most self managing landlords and for new management companies building their first 20 to 40 doors. It is the most common reason people search for an AppFolio alternative for small property managers.
Is AppFolio worth the money?
AppFolio is worth it when you use most of what you pay for: tenants paying rent online in the resident portal, tenant screening, listing syndication, a leasing workflow and AppFolio's automation on a portfolio of 200 units or more. At that size the minimum stops distorting the per unit price, and one system replacing three is a real saving.
It is harder to justify when your tenants already pay by ACH or check into an operating account, you fill vacancies through a local agent or word of mouth, and what you really need each month is a rent roll, arrears follow up, repair tracking, inspections and owner statements. In that case you are paying the minimum for modules you do not open.
Cheaper AppFolio alternatives by portfolio size
The right comparison depends on the work you do each month, not on who has the longest feature page. Prices below are for Letting; for other vendors, check their current pricing pages, since tiers and inclusions change often.
| Your situation | What to look for | Letting plan |
|---|---|---|
| 1 to 25 units, self managing | No unit minimum, rent roll, repairs, inspections, export for your CPA | Landlord, $59 per month |
| 25 to 150 units, managing for owners | Monthly owner statements, rent reminders, contractor assignment, staff roles | Agency, $189 per month |
| 150 to 500 units, several staff or offices | Branches, bulk rent increases, audit log, scheduled owner reports | Portfolio, $449 per month |
| 500+ units | SSO, API, migration help, SLA, DPA | Enterprise, on request |
Letting tracks rent and reconciles payments from your bank CSV export against each tenant ledger; it does not process tenant payments, run screening or syndicate listings. If your bank only hands you PDF statements, you can convert the PDF bank statement to a spreadsheet first and import the CSV. For a wider shortlist, see our guide to the best property management software by portfolio size.
How to get an accurate AppFolio quote
Before the demo call, write down your exact unit count split by residential and commercial, how many owners you manage for, how tenants pay today and which features you would switch on in month one. Ask the rep for the per unit rate, the monthly minimum, the onboarding fee, the contract length and the price of any add on you mentioned. Then put that first year total next to property management software pricing that is published, so you are comparing real numbers rather than a demo against a feature list.
- Unit count by type and occupancy
- Features you would use in the first 90 days
- Per unit rate, minimum, onboarding fee, term and add ons in writing
- First year total, not the monthly headline
FAQ
How much does AppFolio charge per unit?
AppFolio does not publish a per unit price. Publicly reported quotes put Core at about $1.40 to $1.49 per unit per month and Plus at around $3 per unit, each with a monthly minimum. Max is quoted individually. Your rate depends on portfolio size, property type and contract terms.
What is the AppFolio monthly minimum?
The Core plan is reported to carry a monthly minimum of about $280 to $298, alongside a 50 unit minimum stated on AppFolio's pricing page. Because of the minimum, a company with 50 to 199 units pays roughly the same monthly amount regardless of size.
Does AppFolio charge an onboarding fee?
Yes. AppFolio charges new accounts a one time onboarding or implementation fee that scales with the portfolio. It is not listed publicly, so ask for it in writing with your quote. Letting has no onboarding fee on any self serve plan.
Can a landlord with 10 units use AppFolio?
Usually not. The Core plan lists a 50 unit minimum, so a landlord with 10 units falls below the threshold. Software with no unit minimum and a flat monthly price, such as the Letting Landlord plan at $59 per month for up to 25 units, is built for that size.