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If your portfolio includes USDA/RD, HOME, Tax-Exempt Bond, RAD conversions, or layered program certifications — or you're still running HUD compliance in spreadsheets because AppFolio doesn't automate AIT validation or the 140% rule — you've outgrown what Plus tier can do.
ExactEstate was built from day one for affordable housing. Every program. Every workflow. One price.
AppFolio launched its affordable housing product recently and is still filling it in. What you get today, on the Plus tier, is LIHTC and HUD Section 8 Project-Based. That's it.
If your portfolio lives entirely inside those two programs, AppFolio can handle the basics. But most affordable operators don't have that luxury. A single property might be layered LIHTC + Section 8 + HOME. A portfolio might include USDA Rural Development sites, Section 202 or 811, RAD conversions, or Tax-Exempt Bond financing. Each program has its own rules. Each layered property requires overlapping certification logic. Each annual HUD rent and income limit update needs to propagate across every unit.
That's the work affordable housing actually requires. AppFolio wasn't designed around it — and the gaps show up exactly where your compliance team spends their days: AIT validation. 140% rule automation. State-specific TIC forms. USDA MINC XML generation. Layered program certifications. None of those are supported.
You're not running a market-rate portfolio with a few tax credit units. You're running affordable housing — and you need software that treats compliance as architecture, not an add-on.
ExactEstate is built for operators whose portfolios include any combination of federally funded or state-regulated affordable programs. No gates. No upsells. No “that's on a different tier.”
LIHTC (4% and 9%). HUD Section 8 Project-Based and Tenant-Based. Section 202 (Elderly). Section 811 (Disabled). USDA Rural Development with native MINC XML generation. HOME Investment Partnerships. Tax-Exempt Bond. Public Housing and RAD conversions. State HFA programs. Mixed-income and layered certifications — certify a household under LIHTC + Section 8 + HOME simultaneously.
AMI designations, rent limits, and income limits are core data models — not configuration fields. AIT validation is real-time. The 140% rule is automated at recertification approval. HUD income and rent limit updates bulk-import each April across your entire portfolio in minutes. State-specific TIC forms for FL, TX, GA, CO, and MD generate pre-filled PDFs in seconds.
TRACS codes live at the unit level. HAP payments are tracked and reconciled separately from the tenant portion. Subsidy allocations import with per-resident breakdown, tracking of excess and insufficient amounts, and retroactive correction support. TRACS submission runs through our system — not a separate vendor you source and manage.
Full double-entry GL with auto-journalization via 58 pre-defined transaction codes — including dedicated subsidy codes that handle resident portion vs. housing authority payment allocation automatically. Multi-book (cash and accrual). MICR check printing. Positive pay export. Vendor portal. Plaid live bank feeds with smart matching. Multi-property consolidation.
EEva generates compliance documents, lease agreements, recertification notices, addendums, and tenant communications in seconds. The BI Suite (add-on) delivers predictive analytics across eight ML models — including delinquency risk, move-out risk, cure probability, and work order forecasting. AppFolio's Realm-X automates generative tasks only.
Every essential task — TIC generation, recertification, work order, rent posting, compliance report — takes three clicks or less. Your compliance team spends its day on decisions, not navigation.
AppFolio is modern, sure. It’s also complicated in ways that don’t make your operation faster.
ExactEstate’s three-click methodology means move-ins, payments, work orders, and reports are completed in three steps — not fifteen. New hires are operational in hours. Turnover doesn’t reset your operation.
Your software should reduce friction for your team. Not become a training program.
The features compliance teams evaluate first. No marketing bullets.
| FEATURE | APPFOLIO | EXACTESTATE RECOMMENDED |
|---|---|---|
| Pricing model | Tiered plans (Core/Plus/Max), monthly minimums up to $7,500+ | $3/unit/month — flat, every feature, no tiers |
| Affordable housing coverage | LIHTC + HUD Section 8 Project-Based only (Plus tier) | LIHTC, Section 8 PB + TB, Section 202/811, USDA/RD, HOME, Tax-Exempt Bond, RAD, Public Housing, State HFA |
| Layered program certifications | Not supported | Certify a household under LIHTC + Section 8 + HOME simultaneously |
| AIT validation | Not supported | Real-time average income test with per-building view |
| 140% rule / AUR / NAUR | Manual | Automated at recertification approval with event tracking |
| USDA MINC export | Not supported | Native XML generation with schema validation |
| State-specific TIC forms | Limited | Native templates for FL, TX, GA, CO, MD — new states added per client |
| TRACS integration | Direct (basic) | Native — rent roll sync, HAP reconciliation, embedded HDS |
| AI coverage | Generative only (Realm-X) — automates tasks | Generative (EEva — documents, notices, communications) + Predictive (BI Suite, add-on — delinquency, move-out, cure probability) |
| Accounting | Native, but no two-way QuickBooks sync; cash-basis default | Full double-entry, multi-book, MICR, positive pay, vendor portal, Plaid bank feeds |
| Support | Degraded — bot-routed chat, multi-day email responses | G2 Best Support — Summer 2025, U.S.-based team |
| Implementation timeline | Weeks to months | Live in days, data migration included |
| Three-click methodology | No | Yes — every essential task in 3 clicks or less |
No Tiers. No Upsells. No Games.
AppFolio’s per-unit rate is deceptive. Core is $1.40/unit but carries a $280/month minimum. Plus tier — where affordable housing lives — is $3.00/unit with a $1,500/month minimum. Max is $5.00/unit with $7,500+ minimum. The tier isn’t optional.
ExactEstate is $3/unit/month. Flat. Every compliance feature. Every accounting feature. EEva AI included. Unlimited users. Unlimited support. Data migration and implementation included.
What we quote is what you pay.
*For a 500-unit affordable portfolio: $1,500/month. BI Suite predictive analytics available as an add-on. Partner transaction fees pass through at competitive rates — never marked up.
The biggest reason affordable housing operators stay on the wrong platform: migration feels impossible.
We handle it. MAT file import from HUD systems. Excel bulk import for chart of accounts, units, residents, and AMI designations. CSV migration for historical ledger data. TRACS validation for HUD-assisted units. USDA program configuration for RD properties. State-specific TIC template provisioning. Staff training. Go-live support.
Most affordable operators are live in days. Your operation doesn't pause. We've done this before — we'll do it with you.
ExactEstate implemented our software in days, not weeks. Any customized request is executed immediately. We now run TRACS submissions, lease signing and background checks all through this single platform. Complete game changer for our team.
Considering this is a TAX credit community, ExactEstate allows daily tasks such as recertifications, nightly reports, marketing, intake applications, and delinquencies more fluent to navigate. It's modern, intuitive and low time consuming.
If your portfolio includes USDA/RD, HOME, Section 202/811, Tax-Exempt Bond, RAD, or any layered program — almost certainly yes. If you're running pure LIHTC or Section 8 and your compliance team is happy, the calculus is different. We'll give you an honest answer on the comparison call.
We migrate it. Fully. Unit history, AMI designations, ledger data, lease records, tenant files, TIC history, HAP allocations. You don't start over.
Days for most affordable portfolios. Not months. MAT file import, Excel-based bulk configuration, and TRACS setup happen fast when the team on the other side of the table has done it before.
It's improving. But as of 2026, what's documented is LIHTC and Section 8 Project-Based on the Plus tier. USDA/RD, HOME, AIT validation, 140% rule automation, and native state TIC forms are not documented. If those matter to your portfolio, the gap is real.
HUD extended the full-compliance deadline to January 1, 2027. Our HOTMA-compliant relationship codes, 50k de minimis asset exclusion, 0.45% passbook rate, and state-specific form updates are live. We include a HOTMA Readiness Assessment tool that gives you a scored portfolio-wide view of where you stand.
LIHTC 4% and 9%. Section 8 Project-Based and Tenant-Based. Section 202. Section 811. USDA Rural Development with MINC XML generation. HOME Investment Partnerships. Tax-Exempt Bond. Public Housing and RAD conversions. State HFA programs. Layered certifications across any combination. If your program isn't listed, ask — we likely support it.
We'll walk you through ExactEstate side by side with what you're using today.
Bring your specific programs — LIHTC, Section 8, USDA, HOME, layered certifications, whatever matters most. We'll show you exactly how we handle them.