Corbica vs AppFolio
Corbica vs AppFolio: what if your portfolio is under 50 units?
AppFolio is a powerful platform for professional management companies — with per-unit pricing, monthly minimums, and portfolio-size requirements that reflect that focus. Corbica delivers the piece smaller operators actually miss from enterprise software — true general-ledger accounting — with a free tier and per-unit pricing that works from the very first door. If AppFolio's minimums don't fit your portfolio yet, Corbica is built for exactly where you are now.
AppFolio is a comprehensive, publicly traded property management platform built for professional management companies with larger portfolios.
Corbica vs AppFolio at a glance
| Corbica | AppFolio | |
|---|---|---|
| Accounting | Full double-entry general ledger with a real chart of accounts — every report (owner statements, P&L, balance sheet, Schedule E) is GL-sourced, not derived from a payments table. | Robust accounting suite designed for professional management companies. |
| Pricing model | Corbica starts free for up to 5 units, then Starter is $59/mo including 60 units ($2/unit after). Transparent per-unit pricing with no per-door minimums or onboarding fees. | Per-unit pricing with monthly minimums; oriented toward larger portfolios, with onboarding for new accounts. |
| Portfolio size | Any size — one unit up. The free tier covers your first 5 units. | Designed for larger portfolios; smaller portfolios may not meet its minimums. |
| Free tier | Yes — up to 5 units free, forever. | No free tier; paid plans only. |
| Best fit | Independent landlords and small-to-mid PMs who want pro-grade books without enterprise minimums. | Established management companies with larger portfolios that can take advantage of its full breadth. |
| Tenant & owner portals | Included on every plan, including free. | Included, with a mature online portal experience. |
Choose Corbica if…
- Your portfolio is under (or nowhere near) the size where AppFolio's minimums make sense.
- You want GL-grade accounting and owner statements from day one, starting free.
- You'd rather grow into pricing per unit than commit to a monthly minimum up front.
Consider AppFolio if…
- You run a large management company and can fully utilize an enterprise platform's breadth and services.
- You need AppFolio-specific capabilities your operation is already built around.
Frequently asked questions
Is Corbica an AppFolio alternative for small landlords?
Yes. Corbica covers rent collection, leasing and e-sign, maintenance, screening, and full general-ledger accounting with tenant and owner portals — and it works for portfolios of any size, starting free for up to 5 units, with no monthly minimum.
What if my portfolio is too small for AppFolio?
AppFolio is oriented toward larger professional portfolios. Corbica is built for the other end of the market: independent landlords and small-to-mid property managers who still want professional-grade, GL-sourced books.
Does Corbica do real accounting like AppFolio?
Yes. Corbica runs a double-entry general ledger with a full chart of accounts, so owner statements, P&L, balance sheet, and Schedule E all reconcile to the books — plus a Tax Center that generates 1099s.
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