If you’re a landlord searching for property management software to streamline your operation, you’ve likely heard of AppFolio and DoorLoop.
Both companies have made a name for themselves among property managers, and choosing between the two is a tough decision. We’re here to steer you in the right direction.
To help you out, we’ll compare and contrast user interface and experience, tenant and lease tracking, maintenance and repair management, communication tools, financial management, pricing, and mobile app features between AppFolio vs. DoorLoop.
And in the end, we’ll present you with the best property management software solution on the market today.
Key Insights & Findings
While we recommend reading this entire article, we’ll summarize our findings for those who want a quick answer when choosing between AppFolio and DoorLoop.
- AppFolio is a much larger and older company than DoorLoop, but it falls short in customer support and can feel impersonal to some users.
- Both companies offer a solid user experience on their browser-based software, though each of their mobile apps leaves much to be desired.
- Each company offers reliable accounting and reporting software that might allow property managers to migrate their financial needs from QuickBooks or Xero.
- AppFolio requires a minimum of 50 units and a monthly spend of at least $298. DoorLoop offers slightly cheaper pricing to accommodate smaller portfolios. Property managers on a budget can save significant money by choosing an alternative option.
- The best option between AppFolio and DoorLoop could be choosing another property management software entirely.
Now, let’s get started.
Introduction to AppFolio
Founded in 2006, AppFolio is a popular property and investment management software company with over 2,000 employees, 20,000 clients, and 8 million units managed.
Their most popular product, Property Manager, helps companies organize communications, accounting and reporting, maintenance requests, staffing, management, marketing, and more.
AppFolio’s three-tiered (Core, Plus, Max) sliding-scale pricing model, based on cost per unit, can help companies tailor their costs precisely to the number of units managed and the critical features needed.
Given the breadth of their offering and pricing, it’s no surprise that AppFolio’s software appears to be aimed at management companies with portfolios in excess of 50 or more properties, making it a good fit for medium-to-large-scale operations.
Introduction to DoorLoop
Founded in 2019, DoorLoop is an up-and-coming property management software company with offices in Miami, Tel Aviv, and London. Though relatively new to the market, they’ve established a solid online presence and accumulated respectable user feedback.
DoorLoop is designed to help landlords manage properties by screening tenants, creating digital rental applications, collecting rent payments, organizing accounting, and other features you’d find relevant to small-to-medium-sized landlords and organizations.
In terms of pricing, DoorLoop charges based on a three-tiered scale (Starter, Pro, Premium), with monthly costs increasing after every 20 units. We’ll compare pricing between the two companies in further detail below.
In-Depth Comparison: AppFolio vs. DoorLoop
User Interface and Ease of Use
Property management software should be clean, user-friendly, and straightforward for both landlords and tenants.
AppFolio users on Capterra rate the software’s ease of use 4.5 out of 5 stars, saying that the user interface is full-featured and robust. Users also report that the software presents a bit of a learning curve. To accommodate users, AppFolio’s team makes updates based on user requests.
DoorLoop scores an even higher rating of 4.7 out of 5 stars for ease of use on Capterra. Several users reported switching from AppFolio to DoorLoop, with one stating that their reason for switching was that “AppFolio was much harder to use at the time.”
Tenant and Lease Tracking
Landlords who want to streamline rental management and minimize vacancies must manage tenants properly while keeping up with expiring leases. Here’s how each solution tackles the problem.
AppFolio allows landlords to coordinate showings, screen potential renters, process online rental applications, automate the lead-to-lease process, collect rent, and digitize essential paperwork to reduce friction between landlords and tenants.
DoorLoop enables users to manage rental applications, collect fees, screen potential tenants, coordinate rent payments, assess late fees, access payment history, and track lease agreements and renewal dates on their online portal.
Both companies offer serviceable tenant and lease tracking solutions.
Maintenance and Repair Management
Property managers must keep up with maintenance and repairs, especially those managing portfolios of double- or triple-digit units. Each company approaches the challenge in different ways.
AppFolio offers users AI-assisted software that allows property managers to submit online maintenance requests, pay contractors, expedite repairs, manage on-site inspections, and audit changes made within the platform at the user level to detect mistakes or suspicious activity.
DoorLoop similarly allows users to manage maintenance requests through their tenant portal, organize work orders, automate workflows for maintenance teams, and communicate with vendors throughout the repair process.
Customers of both companies have reported a positive software experience when handling maintenance requests.
Communication Tools
Landlords must stay in close contact with tenants, contractors, and their property management software’s support team; the right tools should make communications seamless.
AppFolio allows users to communicate with tenants and vendors via text, email, and even physical mail. The software also allows property managers and residents to share files and folders directly through their online portal.
The company’s customer service team receives mostly positive reviews (4.3 stars on Capterra), though some users report that AppFolio’s chat and ticket options feel impersonal and inefficient.
DoorLoop offers similar communication tools; it allows property managers to communicate directly with residents, send mass announcements to tenants, craft automated email campaigns, customize messaging features, access past communication records, and more.
They receive significantly higher marks for customer service (4.9 stars) than AppFolio, though a recent reviewer said he felt nickel and dimed by the sales team and experienced a cumbersome onboarding process.
Accounting and Reporting
Managing finances and automating reports help property owners and managers analyze essential data, increase efficiency, and drive profits. Here’s how each solution seeks to achieve these goals.
AppFolio offers users a robust set of accounting tools designed to create efficient workflows and allow investors transparent access to the property management company’s financial health. Users seem satisfied with the accounting software, with one stating that it has more features and functionality than QuickBooks.
DoorLoop states that its accounting system is “much more customized” than alternatives like QuickBooks or Xero, and positive user reviews seem to verify this claim. The software offers features like real-time reporting, customizable charts, and bank compatibility. If property managers choose to continue working in QuickBooks, DoorLoop integrates with it, allowing users to manage all their finances in one place.
Pricing Comparison
Pricing is a significant factor when picking your next property management software, as your choice must make sense for your company’s bottom line. For many managers and landlords, AppFolio vs DoorLoop will come down to this metric.
AppFolio offers users three different plans: Core, Plus, and Max. The Core Plan’s cost of entry is $1.49 per unit per month (with a 50-unit minimum and a $298 minimum spend per month). Its Plus and Max plans run $3.50 or $5 per unit per month, with minimum spend and unit requirements available upon request.
In short, AppFolio is among the most expensive property management solutions on the market.
DoorLoop also offers three different plans: Starter, Pro, and Premium. Users pay $59 per month for up to 20 units on the Starter plan and $169 monthly for the Premium plan. Prices increase after every 20-unit increment.
Ultimately, DoorLoop is more cost-effective than AppFolio, but there are far more affordable options for property managers to consider.
Important Note: Anyone interested in DoorLoop or AppFolio must schedule a software demo before signing up. While demoing software can be helpful, property managers considering either company can’t purchase software without first meeting a sales rep.
Mobile App Functionality
Access to reliable property management software on your laptop or desktop is essential, but on-the-go property managers also need functional apps that deliver on both tablets and smartphones. Here’s a breakdown of each app.
AppFolio’s mobile app has received mixed reviews on the Google Play and Apple App Store. While some users report a satisfactory experience, many other one- and two-star reviews suggest that the app needs work.
AppFolio mobile app users report:
- Trouble migrating data
- A buggy, hard-to-use interface
- Difficulty uploading inspection photos
DoorLoop’s mobile app is rated slightly higher than AppFolio on Google Play and the Apple App Store, but user reviews indicate that their software also has room for improvement.
DoorLoop mobile app users report:
- The app feels like it’s still in beta testing
- Difficult navigation
- Trouble accessing rental agreements
User Reviews: AppFolio vs. DoorLoop
To track user reviews, we’ll analyze ratings across four platforms: Capterra, Apple App Store, Google Play, and Trustpilot.
AppFolio users return the following ratings:
- Capterra: 4.5 out of 5 stars
- Apple App Store: 2.9 out of 5 stars
- Google Play: 3.6 out of 5 stars
- Trustpilot: 2.6 out of 5 stars
DoorLoop users return the following ratings:
- Capterra: 4.9 out of 5 stars
- Apple App Store: 3.8 out of 5 stars
- Google Play: 3.4 out of 5 stars
- Trustpilot: 4.3 out of 5 stars
Making the Right Choice: Factors to Consider
While weighing your options, first consider the needs of your property management operation and consider some crucial questions:
- What is your monthly budget for property management software?
- How many properties do you manage?
- What level of customer support do you need?
- What types of communication tools do you require?
- How important is app functionality?
While the answers to these queries might help you decide between AppFolio and DoorLoop, the best property management software for your business might be something else entirely.
Why TurboTenant Stands Out
While we consider AppFolio and DoorLoop solid options, we’d be remiss if we didn’t mention TurboTenant, a property management software solution we believe is superior to both.
Like AppFolio and DoorLoop, TurboTenant offers a full set of features such as rental advertising, tenant screening, automated tenant applications, state-specific lease agreements, rent-collection software, maintenance management, accounting and reporting, and more.
TurboTenant offers a completely free version, while AppFolio and DoorLoop do not.
Further, TurboTenant’s feature-packed Premium plan rings up at a fraction of the cost of the others.
Not to mention:
- You don’t have to participate in a salesy demo call to sign up for TurboTenant.
- You don’t have to hand over your credit card number to test drive TurboTenant.
- You don’t have to pay thousands of dollars annually to enjoy TurboTenant’s premium suite of features.
If you need some social proof, just ask the thousands of happy users who return rave TurboTenant reviews:
There’s no risk, so sign up for a free TurboTenant account today to instantly supercharge your property management experience.