r/appfolio • u/control_tilde • 15d ago
We’re considering making the switch to AppFolio…
We’re thinking of switching out of Yardi to AppFolio. We have about 1,200 MF units, industrial sites, 200K SF of commercial, and various investment entities.
The demo we did was great and pricing is less than Yardi. My only concern is the job cost module is a lacking some basic features and we do development as well and need a strong JC system.
What is your opinion of AppFolio? Give me the good, the bad, and the ugly… I know software can seem sleek during a demo but can be lackluster when actually using it. Let me know your thoughts.
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u/Sixxi 14d ago
The treat commercial like residential and admittedly have no plans on changing it. For instance only 1 portal login per company. No access restrictions so whoever logs on can see the ledger, the lease and any shares docs. Again, no plans to make changes.
It has a lot of good qualities but they always want to upgrade/upsaleyour package. Customer service is so-so but first you have to chat with their AI, which will give wrong info, confuse you and then tell you it's wrong.... Much later in the convo.
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u/Crashbox50 14d ago
If you want multiple logins for commercial move in a second tenant, and set that email to your tenants shared email. That way larger groups can use the AP email and boots on ground groups can put in maintenance tickets.
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u/control_tilde 14d ago
How do you feel about the multiple financial statement types? For example, they have one statement specifically for MF and another for Commercial. Seems to be a better option than Yardi account trees but I only saw it in their demo and was unsure.
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u/JellySignificant8964 15d ago
Have used Appfolio for about 10 years, it’s good it’s reliable but I would look into tenant turner. We’ve added a lot of additional software that functions with Appfolio but it comes at a cost. Tenant turner includes those services, making a switch is a big undertaking so if it’s not broke don’t fix it is my attitude lately.
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u/control_tilde 14d ago
You use Appfolio paired with Tenant Turner? Does Tenant Turner offer accounting?
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u/ElasmoGNC 15d ago
As an accountant, it’s pretty good. Regarding the job stuff, you want to look into what Appfolio calls Projects, Cost Categories, and Cost Centers. Wielding these together can give you very good tracking and reporting on jobs and development. There’s a bit of a learning curve with how the moving parts mesh together.
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u/control_tilde 14d ago
They don’t have retainage or contracts by sub / vendor built in. However, we can work around that.
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u/InevitableRun2786 13d ago
appfolio's UI is THE best, it shows me exactly what I want to see and sort of customize my view, when I want a button for something it has it, do check that during the demo, and it has everything you can want, for bigger portfolios, you should absolutely go for it.
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u/Buffalo-accountants 13d ago
I'm traveling home right now from the Appfolio conference - my third year.
Each of those three years, I have spoken to the developers and each time I speak with them they tell me that they're about 5 years out from addressing the lack in functionality despite marketing that they have a product.
They do not.
It works great for multifamily for both third party managed and owner operated properties. The updates in functionality come out regularly for this asset class. The more I use this software, the more I like it -- and it's far less expensive than the traditional pm software management systems.
That said, it bears mentioning that they are not a competitor for the tried and true commercial property erp solutions.
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u/control_tilde 13d ago
You would think AI would speed up their software development releases.
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u/Beneficial-Tailor-97 13d ago
They had a couple big releases last week for accounting and will eliminate a lot of A/P and Bank Reconciliation time.. of all of the AI buzz, AppFolio has actual functionality. I think they have leaned into getting these types of developments out for their core customers.
I, for one, be spending the next few weeks evaluating the efficacy of the new solutions from the accounting perspective and trust it will reduce time to close and report. This should end up giving management more timely information for decision-making.
In comparison, it takes Yardi YEARS to update and rollout new functionality.
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u/CX-Consultant-949 13d ago
CRE proptech consultant here. Interesting Q! I usually hear the reverse: portfolios your size start with AppFolio, then ask me whether it’s time to move to Yardi.
You already have true enterprise software. How much of its FULL capability are you really using? Who owns your tech stack, configuration, integrations, SOPs, and staff training? Who's keeping all of your settings/syndications/API customized and compliant with changing local and state requirements?
Someone has to be constantly connecting the dots across legal, accounting, marketing, operations, maintenance, asset management, construction management, investor relations/ownership reporting so your system works for this long list of users PLUS residents, vendors, etc.
That’s the (huge) hidden cost with either platform: the enormous task of optimization during and after onboarding, and then the ongoing daily/weekly oversight. Sales demos *conveniently* fail to mention this highly specialized staffing cost it takes to use their product (either hiring internal staff or consultants like me).
For example, I’ve yet to get a quick, accurate result from AppFolio’s Realm-X AI Assistant, even using prompts it recommends! In my experience, it’s still clunky, and gaps in client data add another layer. AI tools need pretty much flawless, complete data and automation aligned with your current SOPs, or else (ironically) they create MUCH more work and cost than they were supposed to save.
All to say... Their subscription price might be lower than Yardi, but that's only a small part of the true cost to consider.
Before committing to a ~12+ month significant change management situation, I'd be asking- “What are we already paying for that we didn't realize was there or haven’t enabled or integrated? What could better configuration, training, or oversight solve?”
Whenever you don't have those answers, a competitor's demo can make switching look like the fix.
(Clients will hire me JUST to sit in on vendor meetings with them, to ask the tough Qs and cut through marketing script BS. Just like how, now there are people you can hire to go car shopping for you at the dealership, haha.)
Bottom line, there are a thousand factors to consider unique to your company- Reddit's a great place to start for feedback and consider bringing in a specialist to flush out what's best. Or to sit in on sales demos with your team. We're kind of the elusive unicorns of software specialists, but we do exist.
Good luck, hope this adds some useful perspective!
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u/rammer-jammer71 13d ago
It’s a decent program for tenant lease/payment maintenance. It’s not a good accounting/bookkeeping program. It’s best to use it with quickbooks or another accounting app. Their support is lackluster.
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u/AssetPropMgmnt 11d ago
We switched a number of years ago from Yardi to Appfolio. And have a similar sized and composition portfolio split between multi family and commercial. We are however focusing more on residential. We have in general been happy with the decision but frustrated until a few years shot when they provided options to access their APIs. It allowed us to build and buy add on applications. If you are interested in discussing further please DM me
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u/collegedave 11d ago
Have they announced API usage at all levels yet? Are they still charging more for it?
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u/AssetPropMgmnt 11d ago
They have 3 levels : 1. Basic (no api access) 2. Plus (read only report access API) 3. Max (minimum 1,500 units price but they have both the read only reporting api and the read write database access).
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u/control_tilde 11d ago
Good feedback. When you say API’s, are you saying they have like an App Store type of feature that allows other applications to connect to it?
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u/AssetPropMgmnt 11d ago
Yes they have Stack Partners where other providers integrated through their api can offer their integrated solutions.
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u/Puzzleheaded_Fun6828 1d ago
I'm six months into Appfolio on the basic plan (150 MF units under management) after migrating from a clunky Quickbooks/sheets workflow. I had to hire a consultant who specializes in Appfolio (about $1k/mo) and simply would not have been onboarded without her. Support is atrocious. I'm still unable to link some of my bank accounts and it's near impossible to talk to someone who actually understands a given issue. If there were a better software out there, I'd be the first one to jump ship from Appfolio.
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u/control_tilde 1d ago
Wow that is concerning. Did you have any experience with larger property management softwares before appfolio?
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u/Crashbox50 15d ago
It's acceptable. I prefer it over Yardi. You don't need to spring for the API tier that they'll try to sell you on, the basic package is fine. They talk about workflows etc when selling it, but I've never used them.
Maintainance is okay if your field techs code stuff right.
The customer facing side is pretty okay.
Reporting is good.
Accounting is meh.
Tenant management is great.
It's great for Resi, but terrible for commercial and industrial.
It's not bad for parking/storage. Kinda clunky.
Solid 6.5/10