Online Resident Portal

Buffalo NY Apartments and Townhomes

Manage your account online quickly, easily, and securely from our Resident Portal.

Once you’ve signed up, you can:

  • View and pay your bills anytime (24/7)
  • View and pay your bills from anywhere
  • Set up an automatic payment
  • Sign up for automatic reminder emails
  • Review your payment history


Have you ever looked at a calendar and suddenly realized that your rent was due, or worse, that it was late? With online rent payments, these concerns are a thing of the past. Simply hop online and in just a few minutes, your rent is paid! Better yet, remove all doubt and schedule payments in advance, or set up autopayments so your rent is paid automatically. Forget about writing checks, addressing envelopes, or buying stamps.

In a world where online financial predators seem more and more common, we understand if you have reservations about entering your bank account information online. But fear not! Your information is password protected, and all transactions are encrypted and securely transmitted.

Already Set-Up?

Want to pay your rent or request maintenance? If you are already set-up on the Online Resident Portal, you can log in by clicking on the home icon button, or button, below.

Don't Have an Account?

It’s easy! Just let us know you want to pay your rent and submit maintenance requests online by completing the form below and we’ll email you an account activation link.

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To rent an apartment from Water Valley Management, the following things are required:

  • Applications must be completed online and include a $20.00 nonrefundable application fee. Anyone over the age of 18 moving into a property must complete an individual application.
  • Applications must be fully completed and digitally signed. They must include complete addresses with zip codes, accurate phone numbers and email addresses, and they must include valid ID and proof of income. Information about pets is also required at this time.
  • Water Valley Management runs a background and credit check.
  • If your application is approved, we will contact you to send you a lease and make a security deposit.
  • Once we have received the security deposit, we can start to do the paperwork for move-in.

Yes. All properties are plowed, and main walkways are shoveled on a regular basis during the winter season.

We welcome cats and dogs, although certain size and breed restrictions may apply. We may ask for certain documentation for your animals. Pets require a one-time, nonrefundable security deposit of $350, and pet rent is $45.00 per month for the first pet, and $25.00 per month for the second pet.

You control your own heat as each apartment has its own HVAC system.

Renter’s insurance is required. Residents’ personal belongings are not protected under Water Valley Management’s insurance coverage in any way.

Work orders submitted through Appfolio are completed in a very timely manner and prioritized by urgency. More urgent requests (water, heat, and/or plumbing issues, for example) will be completed as soon as possible.

Detached garages and storage spaces are available at select locations. Contact Water Valley Management for more information.