AppFolio Core
Property management
A 200-unit firm pays roughly $298/mo just for the base. Add tenant screening, e-sign, and resident benefits and you cross $600/mo fast. No agent CRM included.
Property management software by HurTech LLC
The AppFolio alternative for firms that have outgrown templated software.
Folio is a custom-built property management platform for US real estate firms running 150 or more units. One platform for owners, tenants, agents, and back office. Every integration included. One flat monthly fee that does not go up when you grow.
Built in 3 to 4 weeks. Live on your domain. Migrated from AppFolio, Buildium, or whatever spreadsheet stack you are on today.
No sales pitch. Fixed-price scope in 48 hours. No commitment to anything.
0+US firmsactively running on Folio
0+Unitsunder management today
0+ hrsSavedper agent each week
0-4Weeksfrom kickoff to live
- NDA before scoping
- Fixed-price in 48 hours
- Migration from AppFolio or Buildium
- Live staff training
- Launch in 3 to 4 weeks
- Month-to-month after 90 days
The problem
What you actually pay for "standard" property management software.
Per-unit fees, per-user fees, per-feature add-ons. Six logins, three subscriptions you forgot you had, and a bill that goes up every time you sign a new building.
We did the math for our first 47 customers. The average firm was paying somewhere between $1,200 and $3,500 a month, across an average of five tools they could not consolidate.
$1.49 / unit + $298 minimum
Buildium Growth
Property management
Designed for under-250 units. Most firms outgrow it by 400 units. Locked templates, no white-label, no owner-facing portal worth a damn.
Yardi Breeze
Property management
Implementation can take 60-90 days. Steep learning curve. Reports look like 2008. No real agent CRM.
kvCORE
Agent CRM
Owned by Inside Real Estate. Locked ecosystem. Built for residential sales, not property management. You still need a separate PM tool on top.
Follow Up Boss
Agent CRM
Per-user pricing punishes you for growing. Zero property management features. No owner or tenant portals.
The stack
What most firms run today
AppFolio + Follow Up Boss + Zapier + DocuSign + QuickBooks + a screening tool. Six logins, three subscriptions you forgot you had, and no single source of truth.
One fee.
Every integration. Every portal. No surprises.
A 250-unit firm pays the same as a 600-unit firm. You only ever pay more if you ask us to build something new.
What you get
Everything a 150 to 600 unit firm runs on, in one platform.
Built around the way real US property managers actually work. Rent roll, trust accounting, leasing, work orders, owner reports, and the integrations you already pay for. Bundled, not bolted on.
01
Rent roll & trust accounting
Per-unit rent roll with delinquency tracking, owner ledgers, security deposit trust accounting, and one-click 1099 exports at year end.
02
ACH and card rent collection
Tenants pay rent online with ACH or card. Auto-receipts, auto-late fees, and direct deposit to your operating account next business day.
03
Maintenance & work orders
Tenant photo submissions, AI triage that flags emergencies, vendor dispatch with quotes, and an audit trail your owners can read.
04
Owner statements & NOI reports
Monthly statements auto-generated and emailed. Owners see NOI, cap rate, cash-on-cash return, and 12-month cash flow trend.
05
Lead capture & follow-up
Inbound leads from Zillow, your website, and referrals are scored, routed to the right agent, and followed up with automated cadences.
06
Lease execution
Generate leases from templates, send for e-signature, store the executed copy, and trigger the move-in workflow, all in one place.
07
Every integration included
Zillow, Apartments.com, CoreLogic, Stripe / Plaid, DocuSign, QuickBooks, Twilio. Wired in once, included in the flat fee.
08
Reporting your accountant trusts
GAAP-compliant exports, audit-ready trust accounting, cash vs accrual toggles, and a real-time P&L per property.
The math
10 hours per agent. Every week. Back in your pocket.
The average agent in a US property management firm spends 12 to 15 hours a week on work a custom platform can hand off entirely. Chasing owner updates, triaging maintenance, copy-pasting between AppFolio and a CRM, answering tenant questions a portal would answer.
We have measured it across our first 47 firms. Median time saved is 10.4 hours per agent per week within the first 60 days.
10 agents × 10 hrs × 50 wks5,000 hrs / year
At a blended labor cost of $45 / hr$225,000 / year
Folio yearly cost$9,688
A real example
A 12-agent firm in Austin saved $268,000 a year on labor in their first 12 months.
How it goes
From first call to live platform in 3 to 4 weeks.
A clear, predictable process. No open-ended retainers. No mid-project price changes.
- 1Day 1
30-minute scoping call
We sign a mutual NDA before the call so you can be specific about workflows and current tooling. We map your portfolio size, current stack, biggest operational headaches, and what success looks like 90 days in.
- 2Days 2 to 3
Fixed-price scope document
You get every feature, every integration, the exact price, the exact timeline, in writing. If you say yes, that is what gets built. If we missed something, we add it before kickoff.
- 3Weeks 1 to 2
Build begins
Development starts the day the contract is signed. You get a shared Slack channel, weekly demo calls, and a progress dashboard you can check any time.
- 4Weeks 2 to 3
Data migration and branding
We import your rent roll, tenant records, lease documents, owner ledgers, and open work orders from AppFolio or Buildium. Branding goes on, your domain is wired up, and the platform looks like your firm.
- 5Weeks 3 to 4
Staff training and go-live
A live 90-minute training session for agents, admins, and operations. Recorded walkthroughs for anyone who joins later. We run alongside your old system for two weeks so nothing breaks.
- 6Ongoing
Long-term support
Dedicated Slack channel for your team. New features built as your firm grows. Bug fixes and security patches included in the monthly fee, forever.
Pricing
Founding rate, limited to 10 firms
One setup fee. One flat monthly rate.
No per-unit fees. No per-user fees. No surprise add-ons. Founding rate locks in for the life of your account.
Setup, one-time
$2,500$5,000
Custom build, branding, migration, training, go-live.
- Custom platform build
- Branding & white-label setup
- Migration from your current tool
- Live staff training
- Two weeks of parallel running
Monthly
$599/ month
Locked at this rate for life if you sign as a founding client.
- Unlimited units and users
- Hosting and infrastructure
- Bug fixes and security patches
- Ongoing feature work
- Priority Slack support
3-month minimum. After that, month-to-month. Cancel any time with a full data export.
Claim the founding rateA few founding spots remaining at this rate.
Live demo
One platform. Four portals. Try them all.
Real working portals, not screenshots. Click in and explore: owner, tenant, agent, or back-office view.
Side by side
Folio vs. AppFolio vs. Buildium.
Where they win, we say so.
FeatureFolioAppFolioBuildium
Built around YOUR workflows, not a template
Owner, tenant, and agent portals in one platform
Flat monthly fee, no per-unit charges
AI maintenance triage and lead scoring
White-label on your domain
Data migration from your current tool
ACH and card rent collection
Lease e-signature included
Built and live in 3-4 weeks
Unlimited users
Customer stories
From firms that already made the switch.
We were paying AppFolio just over $640 a month for 430 units, plus another $89 for tenant screening, plus DocuSign, plus Follow Up Boss. Folio replaced four tools. Our team gets a clean Monday dashboard and our agents are closing roughly 30% more leases.
Marcus Chen
Managing Director, Apex Realty Group
Austin, TX · 430 units
Buildium ran out of room around our 350th unit. We looked at Yardi and it would have taken three months to implement. Folio migrated our entire rent roll in two days, trained our staff in one afternoon, and our owners now log in to see their NOI without calling us.
Priya Nair
CEO, Urban Nest Properties
Charlotte, NC · 380 units
The AI maintenance triage alone is worth the monthly fee. Tenants submit a request with a photo, the system flags emergencies versus routine, and dispatches the right vendor. My ops lead got six hours a week back.
James Holloway
Operations Lead, Meridian PM
Phoenix, AZ · 220 units
Frequently asked
Questions we get from US property managers.
If we do not cover yours here, ask us on the scoping call.
How is this different from AppFolio or Buildium?
AppFolio and Buildium are templated SaaS. Every customer gets the same product and pays a per-unit or tiered fee that goes up as you grow. Folio is built for your firm specifically. Your workflows, your branding, your domain. One flat monthly fee that does not change when you add units or agents.
We have 220 units on AppFolio right now. What does a switch look like?
Most migrations from AppFolio take 5 to 7 business days end to end. We export your rent roll, tenant records, lease documents, owner ledgers, and open work orders, then re-import them into Folio. We run both systems side by side for two weeks so nothing breaks during the transition. Your team gets a one-afternoon training session.
Will my agents actually save 10 hours a week?
Most firms see somewhere between 8 and 14 hours saved per agent per week within the first 60 days. The savings come from three places: tenant requests that get auto-triaged instead of routed by an agent, owner updates that get sent automatically instead of compiled by hand, and leads that get scored and routed automatically instead of sitting in an inbox.
Do we still need DocuSign, QuickBooks, and a screening tool?
No. E-signature, accounting exports, tenant screening (via CoreLogic), ACH and card payments (via Stripe / Plaid), and SMS (via Twilio) are all wired into the platform. They run on the integrations we set up at build time and are included in the flat monthly fee.
Is this just a white-label template?
It is not a template. We build the product for your specific firm. If your leasing process has eight stages instead of five, the pipeline reflects that. If your owner statements include a custom NOI calculation, we build it. You are not picking a theme. We are building the product.
What happens if we want to leave?
You can leave any time after the 3-month minimum. We give you a full database export in standard SQL and CSV formats. Most firms who leave do so because they got acquired by a larger operator, not because they outgrew the platform.
Do you work with US firms only?
We work primarily with US property managers in Texas, Arizona, North Carolina, Florida, Georgia, and California. We integrate with US-specific tools (CoreLogic screening, IRS 1099 reporting, Plaid, state rent control compliance). We do take a small number of Canadian and UK clients but the platform is optimized for US operators.
How small can a firm be to make sense?
Folio is built for firms with 150 or more units. Below that, the cost math does not work out. AppFolio's minimum fee is fine for a 50-unit firm. The break-even point is around 150 units or 8 to 10 active agents, whichever comes first.
Ready when you are
See what your firm runs like on Folio.
A 20-minute call. NDA available. Fixed-price scope in 48 hours. No commitment to anything.