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If you took a poll asking outstanding Property Managers about what it takes to be successful most would mention one thing, organization. Fortunately, in 2018, the abundance of online property management software makes it easier than ever to keep track and manage the various day-to-day responsibilities, however therein lies the problem. With so many options, how do you pick the right one for you?

It turns out that property management software are like flavors, each having positives and negatives that are largely subjective. To make your life easier, we’ve researched and surveyed the internet of customer reviews to break down the biggest pros and cons of 2018’s top property management software. Let’s get to it!



A notoriously easy interface. Designed for both residential and commercial properties, AppFolio is known as a very versatile product with a simple, straightforward online interface. The software has a very reliable mobile app as well, making AppFolio favorable both at home and on the go. Data entry is exceptionally easy and efficient, removing many of the unnecessary steps included in other software.

Great customer service. Most people use AppFolio with ease, but if you happen to have questions, the company offers great customer service. Customers of AppFolio’s say the service is top notch, offering consistent same-day service from informed representatives. Appfolio also has a feedback/suggestion link at the bottom of the homepage that is regularly monitored by the software’s customer service team. As an added benefit, new users of Appfolio team can even receive training and coaching to help navigate the program.


No data import and export.  When switching software, importing data can save you a lot of time. Unfortunately, with AppFolio, data must be entered manually. In addition, with no data export option, data is essentially locked in the app which can be a major inconvenience.

Overall, there are very little to complain about when it comes to Appfolio.




Additional syndication. Buildium excels at making it easy for users to post their property vacancies due to their partnerships with Zillow, Trulia, Craigslist, and more. Rather than spending hours filling out applications and posting all over the internet, Buildium expedites the process, allowing you to focus on more pressing needs. Syndication is something you don’t appreciate until you’re without it.

Count on continual improvement. Your voice is heard with Buildium. Based on customer input, the software is frequently tweaked and updated to satisfy customers. Many companies say they do this, but rarely do; Buildium steps up to the plate.


Accounting Issues. One of the biggest complaints about Buildium is the functionality of their online accounting system. The standard payment method is formatted for checks or the Buildium EFT system, which leads to some unnecessary hurdles when paying with a credit/debit card. Other users have expressed frustration on the overall operation of the online accounting system.

Buildium has admitted to its issues and has proven reliable in fixing them in time. The software appears to be a solid choice for property managers of all types.




Flexibility. A major strength of this product is its flexibility. Propertyware, more than other software, offers the ability to organize reports in very customizable of ways. Whether it’s payment options, tenant processing, or invoicing — the software offers more options than many of its competitors with an impressive ability to customize.


A large learning curve. Tech savvy individuals may not have the same problem, but there are many complaints about there being a steep learning curve. Propertyware’s strength in its customization may be the biggest reason for its difficult usability. The software’s complexity allows for more freedom, but at times that freedom has proven difficult to utilize.

Very limited mobile use. There are numerous reports of people having issues with the mobile app, including an unreliable interface with a habit of glitching. On top of that, the app is only available for iPhones. Sorry Android users.

Propertyware should be an intriguing option for some because of its customization, but it seems to be too difficult for non-tech savvy property managers.


Rent Manager


A comprehensive automation system. Organization is a lot easier when processes are automatic. Rent Manager, like many software companies, continually update their systems but according to customers, Rent Manage continues to make life breezy for its users. The less time your spend inputting data manually, the more time you have for the truly important tasks.

Scalability. While some software companies cater to property managers with either small or large holdings, Rent Manager looks to be truly scalable. For companies with only a few properties and a small staff, you only should pay for what you need. Rent Manager is a cheaper option for those who only need the basics, while also providing the option to upgrade.


Technical Issues. By the time you read this, they may be fixed — but there have been numerous reports of bugginess and unexpected crashes on the website. You would expect these issues to be corrected in time, but this has been a recurring problem for Rent Manager software.

Scalability. Scalability can be a negative as well if the features you want aren’t included in your package. Many have complained of the additional charges and expenses required to add what some view as standard features.

Rent Manager, while it appears to be a well-rounded product, seems to be a better fit for small-scale property managers that aren’t picky about the specific features included in a software. The more you desire, the more expensive this software becomes.


Total Management


Reasonable pricing. Total Management has a month-to-month contract that many agree is one of the best value software products on the market. The cost-effective software does everything you NEED, but not necessarily everything you WANT as property management company. If price is the biggest factor you won’t find many reliable products with this value.

Simplicity. This software seems to pride itself on being less complicated than its competitors with the goal of being easy to learn and use. Although it is great to be simple, simplicity is only great if it is efficient. Total Management is known for its great functionality as well.


It is what it is. Don’t purchase Total Management software if you want a flashy software service with an endless list of feature options. This software is simple, basic, and somewhat limited, yet that may not be a bad thing depending on your needs. Overall, most users seem to be satisfied with the software’s service.

For better or for worse, Total Management is your standard, basic software.

If you’re one of those looking for a decent, modestly priced product, this may be your best bet. If there is a lesson to be learned, it is that there is no “best” software company. Although we gathered our information from customer experiences, we urge you to do your research before settling on a piece of software. It is key to make an educated decision as switching software can be tedious and expensive. Property management companies juggle so much as it is, so make sure software issues are the least of your problems.

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