Propertyware Basic costs less per month than AppFolio Core at every portfolio size from 50 to 500 units: $250 against a reported $298 under 200 units, and $500 against about $745 at 500. Propertyware then adds a one time implementation fee of twice the monthly price, and its Plus and Premium plans cost more than AppFolio Core below about 250 units. AppFolio publishes no prices, so its side of the table uses publicly reported rates.
AppFolio or Propertyware, the short verdict
- Under 50 units: neither. AppFolio Core has a 50 unit minimum and Propertyware's $250 floor works out to $5 or more per home.
- 50 to 200 units on the entry plan: Propertyware Basic, $250 a month against about $298 on AppFolio Core, plus about $500 implementation.
- 250 to 500 single family homes with custom workflows: Propertyware, which is built for scattered site single family portfolios.
- Apartments, mixed portfolios and leasing heavy teams: AppFolio, whose AI leasing and ease of use score higher with users.
AppFolio vs Propertyware pricing by unit count
Propertyware figures come from propertyware.com/pricing, checked October 2026: Basic $1.00 per unit with a $250 minimum, Plus $1.50 with $350, Premium $2.00 with $450, billed in 50 unit steps. AppFolio's pricing page lists Core, Plus and Max, says a minimum spend and a 50 unit minimum apply on Core, and quotes every buyer. Core is shown at a reported $1.49 per unit with a $298 minimum.
| Units | AppFolio Core, reported | Propertyware Basic | Propertyware Plus | Propertyware Premium | Letting, yearly / monthly |
|---|---|---|---|---|---|
| 50 | About $298 | $250 | $350 | $450 | $94 / $189 |
| 100 | About $298 | $250 | $350 | $450 | $94 / $189 |
| 150 | About $298 | $250 | $350 | $450 | $94 / $189 |
| 200 | About $298 | $250 | $350 | $450 | $224 / $449 |
| 300 | About $447 | $300 | $450 | $600 | $224 / $449 |
| 500 | About $745 | $500 | $750 | $1,000 | $224 / $449 |
Monthly cost to the manager before payment, screening and add on fees. AppFolio Plus is reported at around $3 per unit with a higher minimum, and Max is quoted only, so neither appears above.
The pattern is simple. Both vendors sell on a floor, and under 200 units you pay that floor whatever your door count. AppFolio's reported floor is about $48 higher than Propertyware Basic, but it is lower than Propertyware Plus and Premium. Above 250 units Propertyware Basic's $1 rate pulls ahead of AppFolio's $1.49 by about $50 for every 100 units.
First year cost, implementation included
The first year is where the two diverge most, because both charge to get you started. Propertyware publishes its implementation fee as twice the monthly subscription. AppFolio charges an onboarding fee sized to the portfolio and shares it only in a quote.
| Units | AppFolio Core, year one | Propertyware Basic, year one | Propertyware Plus, year one | Letting, billed yearly |
|---|---|---|---|---|
| 100 | About $3,576 plus onboarding | $3,000 plus $500 implementation, $3,500 | $4,200 plus $700, $4,900 | $1,128 |
| 300 | About $5,364 plus onboarding | $3,600 plus $600, $4,200 | $5,400 plus $900, $6,300 | $2,688 |
| 500 | About $8,940 plus onboarding | $6,000 plus $1,000, $7,000 | $9,000 plus $1,500, $10,500 | $2,688 |
Ask AppFolio for the onboarding figure in writing before you compare. At 100 units the subscription gap is about $576 for the year, so the onboarding fee usually decides which one is cheaper in year one.
Fees that change the comparison
| Cost | AppFolio | Propertyware |
|---|---|---|
| Minimum | 50 units and a minimum spend on Core | $250, $350 or $450 a month by plan |
| Setup | Onboarding fee, quoted | 2x the monthly subscription |
| API access | Read and write API on Max | Add $1 per unit per month to any plan |
| Online rent payments | Processing fees, usually paid by tenants | Transaction fees, not published |
| Tenant screening | Charged per applicant | Transaction fees, not published |
| Unit counting | Reported to bill occupied units | Billable units adjusted in 50 unit steps |
Propertyware's API add on is the line to watch if you run integrations. At 300 units it adds $300 a month, which doubles the Basic bill. AppFolio puts its open API in Max, so either way API access means the top of the price list.
Which is better for single family homes?
Propertyware was built for single family managers, and it shows in the configuration: custom fields, custom workflows and portfolio views for scattered site homes. Users rate it lower on ease of use, and the custom setup is part of why implementation is billed at twice the monthly fee. AppFolio handles single family homes well too, with a simpler interface and stronger leasing automation, but its 50 unit minimum keeps out managers with fewer houses. For 250 or more homes and a team that wants to shape the system around its process, Propertyware is the stronger fit. For a mixed book of houses and small apartment buildings, AppFolio is easier to run.
If most of your month goes on owner statements for dozens of separate owners, see our single family property management software page, which compares the cost at 20 to 300 homes.
Accounting and owner statements on each platform
Both platforms run trust accounting with owner and tenant ledgers, bank reconciliation, owner statements and 1099 processing. AppFolio adds smart bill entry and investment analytics on its higher tiers. Propertyware's strength is a custom chart of accounts and custom reports, which accountants used to a specific layout tend to like. Whichever you pick, the month end job is the same: reconcile the trust account against the bank statement before any owner sees a number, because a statement that disagrees with the bank is the fastest way to lose an owner.
Which is better for a growing property management company?
Growth changes the math more on AppFolio than on Propertyware. AppFolio Core moves from its floor to $1.49 per unit at about 200 units, and AppFolio Plus, which adds advanced budgeting and data analysis, is reported at about twice the Core rate. Propertyware Basic stays at $1 per unit and moves only in 50 unit steps, so a 350 unit company knows its price at 399. Work out the cost at the size you expect next year, not today. Our size pages for 100 units, 300 units and 500 units put every major platform in one table.
When neither AppFolio nor Propertyware is the right buy
- 25 units or fewer, tenants paying by bank transfer: Letting Landlord at $29 per month billed yearly
- 26 to 150 units: Letting Agency at $94 per month billed yearly, against $250 to $298 on the entry plans above
- 151 to 500 units: Letting Portfolio at $224 per month billed yearly
Month to month our prices are $59, $189 and $449, and Propertyware Basic at $250 to $500 costs less than our monthly Portfolio price until about 450 units. If you want rent collected in a tenant portal with screening and listings in the same app, AppFolio or Propertyware is the better buy, and we would say so. Compare all three plans on our pricing page.
Switching between AppFolio and Propertyware
Moving in either direction means exporting tenants, leases, owners, vendors and open balances, then rebuilding recurring charges, late fee rules and bank accounts in the new system. Both vendors bill on agreements, so time the move to your renewal date.
- Export tenant ledgers with open balances as of the cutover date
- Export owner balances and reserves per property
- Export vendors with W-9 and 1099 details
- Re-enroll tenants in autopay on the new portal
- Run one rent cycle and check every payment posted
FAQ
Is Propertyware cheaper than AppFolio?
On the entry plans, yes. Propertyware Basic costs $250 a month under 250 units and $1 per unit above that, against a reported $298 minimum and $1.49 per unit on AppFolio Core. Propertyware adds implementation at twice the monthly price. Propertyware Plus and Premium cost more than AppFolio Core below about 250 units.
How much does Propertyware cost per month?
Propertyware Basic is $1.00 per unit per month with a $250 minimum, Plus $1.50 with a $350 minimum and Premium $2.00 with a $450 minimum. Billable units move in 50 unit steps, implementation is twice the monthly subscription, and API access adds $1 per unit. Our Propertyware pricing guide has the cost by unit count.
How much does AppFolio cost per month?
AppFolio publishes no prices. Its pricing page says Core has a minimum spend and a 50 unit minimum. Publicly reported quotes put Core at about $1.49 per unit with a monthly minimum near $298, so 100 units cost about $298 and 300 units about $447, plus an onboarding fee. Our AppFolio pricing guide has the detail.
Who owns Propertyware?
Propertyware is owned by RealPage, the Texas based property management software company that also sells OneSite and other multifamily products. Propertyware is RealPage's product for single family and scattered site portfolios, sold separately from its apartment software.
Is AppFolio or Propertyware better for small property managers?
For under 50 units neither is a good fit on price, since AppFolio has a 50 unit minimum and Propertyware charges at least $250 a month plus implementation. Small managers usually look at Buildium, DoorLoop or Yardi Breeze, or at Letting if tenants pay by bank transfer, from $29 a month billed yearly.