Here Are the Top 9 AppFolio Alternatives for Modern Property Managers

Quick Summary

This guide shares 9 top-rated alternatives to AppFolio built for modern property managers. Tools like Revela, Hemlane, and Rent Manager offer faster support, flexible automation, and deeper accounting features.

Smarter Software Starts with the Right Fit

Great property management software should move as fast as you do. But when your tools start slowing you down, it’s time to rethink your stack. 

As portfolios grow, so do expectations. You need platforms that adapt, automate, and make day-to-day work smoother, not more frustrating. Whether you're managing a dozen units or thousands, there are options built for scale, clarity, and control. 

In this Revela guide, we break down eight standout alternatives that help you take back time, reduce friction, and grow with confidence.

Why Listen to Us?

We work with property managers scaling portfolios across single-family, multifamily, and student housing. Our team at Revela knows where most platforms fall short because we’ve built one that doesn’t. From trust accounting to custom workflows, we know what today’s operators actually need and which tools truly deliver.

What Is AppFolio?

AppFolio is a cloud-based property management platform designed for residential, commercial, and community association portfolios. It brings together leasing, accounting, maintenance, and communication tools into one system. 

While AppFolio is packed with functionality, it follows a structured, all-in-one model. This works well for teams willing to adapt to its system, but can feel limiting for those needing custom workflows or deeper financial flexibility. 

As portfolios evolve, many property managers find themselves needing tools that are more adaptable, transparent, and tailored to their unique operations.

AppFolio Limitations

• Rigid Workflows: Customising processes often means working around the software, not with it.
• Limited Reporting Flexibility: Financial and operational reports lack the depth and customisation many growing teams need.
• Support Delays: Users frequently mention long wait times and ticket-based service with little context.
• Pricing Creep: As your portfolio scales, fees can increase quickly, especially for add-ons and integrations.
• One-Size-Fits-All UX: The interface isn’t always intuitive, especially for teams managing mixed portfolios or complex structures.

Top 9 AppFolio Alternatives to Consider

1. Revela: Enterprise-grade accounting with real-time reporting for scaling portfolios
2. Hemlane: Hybrid platform with local agent support for single-family landlords
3. Home365: Full-service management with rent guarantees and AI maintenance
4. ManageCasa: Cloud-based platform for rentals and HOAs with mobile-friendly tools
5. Yardi Breeze Premier: Streamlined leasing and accounting for small to mid-sized portfolios
6. ResMan: Multifamily-focused solution with AI-powered leasing tools
7. Propertyware: Customizable platform for single-family and small multifamily portfolios
8. TenantCloud: User-friendly system for independent landlords and small managers
9. Rent Manager: Feature-rich platform with advanced accounting and custom reporting

1. Revela

Revela is a powerful property management software built to support the complexities of growing rental portfolios—from single-family to large multifamily and commercial assets.

Designed by operators, Revela replaces fragmented software stacks with a unified system that handles everything from enterprise-grade accounting and maintenance to tenant / owner portals and embedded payments.

Built around real estate accounting, Revela automates trust-compliant workflows, supports multi-entity operations, and delivers real-time financial visibility so your team can make faster, more confident decisions.

Key Features

• Enterprise-Grade Trust Accounting: Automates reconciliations and owner statements with accuracy and compliance.
• Multi-Entity Support: Manage multiple properties, portfolios, or ownership structures in a single system.
• Real-Time Reporting: Live dashboards provide instant visibility into financials and operations.
• Owner & Tenant Portals: Secure, branded access points for documents, payments, and communication.
• Streamlined Workflows: Modern tools for leasing, maintenance, embedded payments and accounting without the bloat.

Pricing

Custom pricing based on portfolio size and feature needs. Free demo available on request.

Pros

• Enterprise-grade, trust-compliant accounting 
• Purpose-built for complex single-family and multifamily portfolios
• Real-time financial reporting for instant portfolio visibility
• Replaces fragmented tech stacks with one unified system
• Hands-on onboarding and responsive, U.S.-based support—no ticket queues
• Open API

Con

• May require some onboarding time for teams switching from legacy systems

2. Hemlane 

Hemlane is a hybrid platform that blends smart leasing and rent tracking with local agent support, ideal for single-family and small multifamily landlords. It’s a great choice if you want automation with a human touch for tasks like showings and repairs.

Key Features

• Online Rent Collection: Automates rent reminders and tenant payments through ACH.
• Expense Tracking & Financial Summaries: Categorises expenses and generates income/cash flow reports.
• Maintenance Coordination: Routes repair requests to local agents and tracks completion.
• Leasing Support: Automates listings, tenant screening, and e-sign lease documents.
• Access Control: Role-based permissions for owners, agents, and staff members.

Pricing

​​Per-unit, per-month pricing based on portfolio size and selected features

Pros

• Intuitive setup with responsive onboarding
• Hybrid model offers built-in local service support
• Clean, mobile-friendly interface
• Transparent pricing structure

Cons

• Lacks full trust-accounting functionality
• Designed mainly for smaller portfolios
• Advanced features require higher-tier plans

3. Home365

Home365 combines SaaS tools with hands-on management support for U.S. single-family investors seeking passive income. It offers full-service care, from tenant placement and maintenance to a rent guarantee, while keeping you updated with a live owner dashboard.

Key Features

• Guaranteed Rent Program: Maintains consistent income, even during tenant turnover.
• AI-Powered Preventive Maintenance: Identifies issues early to save on larger repairs.
• Live Owner Dashboard: Tracks income, expenses, and maintenance in real time.
• Local Agent Team: Coordinates leasing, inspections, and tenant services locally.
• Video-Based Tenant Requests: Tenants can upload videos for faster and clearer issue reporting.

Pricing

OneRate / Profit Protect Plan: Typically 6–9% of monthly rent, with AI-calculated flat fee, covering most services and rent guarantee

Pros

• Eliminates rent gap risk with income guarantees
• Combines tech and local service for hands-off operation
• Transparent, real-time financial insights for owners
• AI tools prevent costly maintenance issues

Cons

• Limited customization compared to software-only systems
• Cancellation may require manual coordination and delay processing

4. ManageCasa

ManageCasa is a modern, cloud-based property management platform designed for both rental property managers and homeowner associations (HOAs). It streamlines accounting, communication, and operations through a mobile-friendly dashboard with intuitive tools for managing properties and community associations.

Key Features

• Automated Accounting & Reporting: Built-in bookkeeping with bank integration and real-time financial insights.
• Tenant & Owner Portals: Secure, branded portals for payments, messaging, and document access.
• Maintenance & Work Orders: Centralised system to log, track, and resolve maintenance requests.
• HOA Management Tools: Features include violation tracking, community communication, and board approvals.
• Mobile-Friendly Interface: Designed for seamless management on any device.

Pricing

Available in Base and Premium tiers, with pricing calculated per unit each month.

Pros

• Comprehensive tools for rentals and HOAs in one platform
• Excellent customer support and easy onboarding
• Cloud-based and mobile-ready for remote access
• Affordable pricing, especially for small portfolios

Cons

• Slight learning curve and occasional performance hiccups
• Limited customization for advanced workflows

5. Yardi Breeze Premier

Yardi Breeze Premier is a cloud-native property management platform that offers streamlined leasing, accounting, and maintenance tools, all with minimal complexity. It’s ideal for small to mid-sized residential and commercial portfolios that value simplicity and clarity.

Key Features

• Core Accounting Suite: Handles AP, bank reconciliation, and basic financial reporting.
• Online Leasing & Screening: Manages tenants, applications, e-sign leases, and tenant communications.
• Maintenance Tracking: Enables tenants to submit requests and managers to assign and update work orders.
• Utility Billing Module: Tracks usage and bills tenants efficiently.
• Resident & Owner Portals: Offers centralised communication and document-sharing tools.

Pricing

Clear, tiered pricing based on your property type and portfolio size.

Pros

• Fast setup and easy-to-use interface
• Affordable, all-inclusive pricing model
• Seamless utility billing automation
• Cloud-based with responsive customer support

Cons

• Limited support for complex workflows or large portfolios
• Reporting features are basic compared to enterprise systems
• Limited customization options for user roles and permissions

6. ResMan

ResMan is a powerful, multifamily-focused property management solution built to enhance operational workflows and financial clarity. It combines leasing, accounting, maintenance, and resident communication into one platform, making it ideal for mid-market to enterprise portfolios.

Key Features

• Comprehensive Accounting Suite: Manages payables, receivables, bank reconciliation, and budgeting accurately.
• Maintenance & Inspections: Streamlines work orders, schedules inspections, and tracks vendor performance.
• AI-Powered Leasing Tools: Automates lead follow-up, tour scheduling, and digital lease execution.
• Built‑In CRM & Contact Centre: Organises leads, tenant engagement, and renewal outreach within the platform.
• Resident & Owner Portals: Provides self-service access to payments, documents, and maintenance requests.

Pricing

Resman offers a custom-quote pricing based on units and features activated

Pros

• Clean, intuitive dashboard praised for ease of use
• Standard accounting and utility billing capabilities
• Advanced leasing automation through AI tools
• Excellent support and customer training resources

Cons

• Custom pricing may require sales consultation
• Reporting customization can be limited for niche needs
• Mobile feature set is less comprehensive than desktop version

7. Propertyware

Propertyware is a comprehensive property management platform designed specifically for single-family and small multifamily rental portfolios. It delivers customisable solutions for accounting, maintenance, marketing, and tenant communication, perfect for managers seeking a flexible, all-in-one system.

Key Features

• General Ledger & Trust Accounting: Handles full-cycle accounting, AP/AR, and compliance reconciliation.
• Automated Owner Payouts: Disburses funds and generates detailed owner statements effortlessly.
• Flexible Financial Reporting: Enables customised P&L reports and budgeting tools.
• Integrated Maintenance Billing: Links vendor invoices and work orders directly to financial records.
• Tenant & Owner Portals: Empowers self-service access to payments, documents, and maintenance requests.

Pricing

Subscription comes in Basic, Plus, or Premium tiers, priced per unit, per month. Options for premium features, like advanced reporting or integrations, are available at additional cost.

Pros

• Highly customisable interface and workflows tailored to your portfolio’s needs.
• Strong maintenance workflows with vendor tracking and communication tools.
• Built-in marketing automation with widespread listing syndication.
• Scalable for small to mid-sized portfolios with modular add-on options.

Cons

• Customisation flexibility can lead to a steeper learning curve during setup.
• Support response times and service turnaround are inconsistent among users.

8. TenantCloud

TenantCloud is an intuitive, cloud-based platform ideal for independent landlords and small property managers. It integrates leasing, maintenance, payments, and accounting into a compact dashboard that grows with your portfolio. 

Key Features

• Online Rentals & Leasing: Handles listings, applications, credit checks, and e-sign leases seamlessly.
• Automated Rent Collection: Supports ACH and credit card payments with customisable reminders.
• Maintenance Request Portal: Tenants can open tickets and track updates online.
• Bank Integration & Reconciliation: Syncs transactions and offers basic financial insights.
• Listing Syndication: Distributes vacancies to major listing sites automatically.

Pricing

Paid tiers (Starter, Growth, Pro, and custom Business plan) unlock advanced features. Monthly/annual payments available; all paid plans include a free trial

Pros

• Generous free tier reduces upfront costs
• User-friendly interface simplifies daily tasks
• Scalable pricing for growing portfolios
• Offers leasing, maintenance, and accounting in one platform

Cons

• Payment processing fees vary across plans
• Lacks advanced accounting and reporting for larger operations
• Mobile functionality is limited compared to desktop version

9. Rent Manager

Rent Manager is a full-featured property management software built for portfolios of any size. It offers a rich combination of accounting, leasing, maintenance, and reporting tools, all within a highly customisable framework.

Key Features

• Advanced Accounting Tools: Includes AP/AR, budgeting, bank integration, and reconciliation.
• Custom Reporting Suite: Provides 450+ financial and operational reports with export options.
• Flexible Work Order Management: Handles comprehensive maintenance workflows and vendor coordination.
• Tenant & Owner Portals: Offers self-service rent payment, document access, and communication.
• Open API & Integrations: Connects with third-party platforms, including CRM, analytics, and payment tools.

Pricing

Tiered per-unit subscription with Basic, Plus, and Premium plans. Pricing scales with feature set and number of units

Pros

• Extremely customizable with a strong feature set
• Excellent accounting depth and bank reconciliation
• High user ratings for customer service and operational flexibility
• Offers scalability for portfolios growing in size and complexity

Cons

• Interface can feel dated and overwhelming for new users
• Setup and customization require more time and effort
• Desktop version considered stronger than web interface by some users

Find the Right Fit for Your Growing Portfolio

Switching property management software isn’t just about new features; it’s about finding a system built for the way you operate. From accurate, audit-ready accounting to intuitive leasing tools and responsive support, the best AppFolio alternatives give you more control and fewer headaches.

Revela stands out with unified property management software built on enterprise-grade accounting, trust-compliant workflows, and real-time reporting. Whether you manage single-family, multifamily, or mixed portfolios, Revela scales with your business.

Ready to run your portfolio on a platform built for speed and accuracy? Book a demo with Revela today.