Austin, TX Property Management: Top 5 Options

The Austin real estate market offers lucrative investment opportunities. However, simply buying an investment property and renting it out does not guarantee success and profit. In order to generate strong ROI, you have to optimize the management process. If you don’t have the time or the wish to be a full-time landlord or Airbnb host, you can hire one of the best property management companies in Austin to push the performance of your rental.

Let Awning find the best property manager for your rental property. Simply fill out the form and Awning will find a property manager that provides the best rates and services for your property.

The best property management companies in Austin are:

• HomeRiver Group: Best Overall Property Management Company in Austin
• All County Capital Property Management: Best for Flexible Options
• 1836 Property Management: Best for Flat Fees
• Austin Property Management Group: Best for Property Maintenance
• Rollingwood Management: Best for Property Owner Guarantees

How We Selected the Best Property Management Companies in Austin

In our ranking of the top property managers in the Austin rental market, we relied on multiple factors for an objective, 360-degree review. These include:

• Rental management services: We aimed to include companies that allow investors to choose between lease only and comprehensive property management. Moreover, we analyzed the extent of services available under the latter option.
• Property management fees: We focused on companies with affordable rates and no hidden fees, whose cost will not negatively impact investors’ return on investment.
• Areas covered: We searched for property managers working across the entire Greater Austin real estate market.
• Rental types covered: We included both short-term and long-term rental management companies and such that manage different types of residential properties in order to meet the needs of various investors.
• Company size and location: We chose both smaller, local and larger, national property management companies as each style of management brings its pros and cons.
• Technology vs human touch: We searched for property managers that use the latest real estate technology while not completely ignoring the need for personal approach.
• Online reviews: We looked at the overall rating of each company on major third-party review websites as well as at individual reviews by both property owners and tenants. In this way, we checked whether they meet all the promises they make on their websites.
• Value for money: We selected the companies that offer the best balance between quantity and quality of services and associated fees.

HomeRiver Group: Best Overall Property Management Company in Austin

HomeRiver Group is the largest third-party property manager in the US residential market, working in multiple cities in 32 states. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert founded the company in 2016, with headquarters in New York, NY. At the moment, HomeRiver Group manages over 40,000 rental homes and 32,000 units in HOA communities. The company is able to secure such wide coverage by acquiring the best local property management companies in each market and turning them into partners. HomeRiver Group is the best property manager in Austin for long-term rentals because of offering comprehensive services at competitive pricing.

HomeRiver Group Property Management Services

The HomeRiver Group Austin office provides full-service property management that allows investors to make passive real estate income. The services include:

• Pricing based on comparable analysis
• Marketing including paid ads and social media
• Property showings
• Tenant screening including criminal, credit, and eviction background checks
• Lease enforcement
• Tenant communication
• Rent collection
• Owner payouts
• Regular property inspections
• Maintenance through a network of vetted contractors
• Accounting
• Financial reporting
• Eviction services

HomeRiver Group Property Management Locations

As the best property manager in Austin, HomeRiver Group covers all areas including:

• Austin
• Cedar Park
• Georgetown
• Jarrell
• Lakeway
• Leander
• Manor
• Pflugerville
• Round Rock
• San Marcos

HomeRiver Group Property Types

The Austin office of HomeRiver Group manages:

• Single-family homes
• Small multifamily homes
• Apartment communities

HomeRiver Group Property Management Costs

The website of the Austin office of HomeRiver Group does not specify the price of property management services. Throughout the US, the company charges a mix of flat fees and a percentage of rental revenue. In all cases, costs are competitive and comparable to the fees charged by other top property managers.

HomeRiver Group Property Management Terms

HomeRiver Group does not provide the property agreement that real estate investors need to sign in order to work together. Interested property owners should contact the local office and ask for a copy to review before any commitment.

HomeRiver Group Property Management Reviews

There are over 200 online reviews of the property management services provided by the Austin office of HomeRiver Group. They show both positive and negative experiences.

Positive reviews by satisfied property owners and renters highlight the fantastic services, the extreme professionalism of the team, the attentive and friendly staff, the timeliness, and the overall responsiveness. Negative reviews discuss the overly automated processes, the unprofessional attitude, the delays in responses, and the lack of care.

How to Get Started with HomeRiver Group Property Management

To get started with the best overall property management company real estate investors can submit an online form via HomeRiver Group or call 415-610-7867.

All County Capital Property Management: Best for Flexible Options

All County Capital Property Management is a Texas-based, family-owned and operated property management company working with long-term rentals. Robert and Kathryn Eyers founded the company in 1990, with headquarters in Austin, TX. The team focuses on bringing top asset performance to owners and happiness and longevity to tenants. All County Capital Property Management offers different service packages, ranging from lease only to truly comprehensive property management. That’s why this is the best local property manager for flexibility.

All County Capital Property Management Services

The full-service property management offered by All County Capital Property Management includes:

• Rental property evaluation
• Rental property marketing on numerous websites like Zillow, Trulia, and Hotpads
• Tenant screening through a third-party company
• Tenant placing
• Lease execution including preparation and signing
• Security deposit administration
• Lease enforcement in line with local, state, and federal laws and regulations
• Rent collection
• Owner payouts
• Property inspections
• Maintenance
• Lease renewal
• Evictions
• Accounting
• Reporting

In addition, property owners get access to Scheer Landlord Protection Insurance at discounted rates. This optional insurance is arranged at Lloyds and made available through SureVestor. The landlord insurance coverage includes:

• Malicious damage: Up to $50,000
• Lost rents: Up to 12 weeks
• Eviction costs: Up to $7,000

All County Capital Property Management Locations

The services provided by All County Capital Property Management are available in:

• Austin
• Frisco
• Fort Worth
• San Antonio

All County Capital Property Management Property Types

All County Capital Property Management works with the following types of rental properties:

• Single-family homes
• Townhouses
• Condos
• Apartment units
• Duplexes

All County Capital Property Management Costs

All County Capital Property Management offers 4 different service packages to meet the needs of all types of investors in the Austin real estate market. These multiple options make it the best Austin property manager for flexibility. The packages include:

Lease Only: This includes all the services required to get a property rented out to quality tenants.

• One month’s rent

Basic: This includes everything in Lease Only plus the must-have monthly property management services. There is a minimum monthly rent requirement of $900.

• Monthly fee: 7% of monthly rent
• Leasing fee: 70% of one month’s rent
• Lease renewal fee: $300

Standard: This includes everything in Basic plus additional features. There is a minimum monthly rent requirement of $1,000.

• Monthly fee: 9% of monthly rent
• Leasing fee: 70% of one month’s rent
• Lease renewal fee: $300

Premium: This includes everything in Standard plus eviction insurance and Scheer Landlord Protection Insurance. There is a minimum monthly rent requirement of $1,250.

• Monthly fee: 12% of monthly rent
• Leasing fee: 75% of one month’s rent
• Lease renewal fee: $350

An additional cost that investors need to consider is the optional Scheer Landlord Protection Insurance which costs less than $1/day.

All County Capital Property Management Terms

The All County Capital Property Management website does not specify the terms of the management agreement. Thus, investors should contact the local office and ask for a copy of the contract which they can review before opting in.

All County Capital Property Management Reviews

Only a few dozen property owners and tenants have written online reviews of All County Capital Property Management that comprise mixed experiences.

You can find All County Capital Property Management reviews on:

• Facebook: Currently 4.5/5 stars based on 15 reviews
• Yelp: Currently 1.5/5 stars based on 17 reviews
• BBB.org: Currently 1.44/5 stars based on 9 reviews

Positive reviews comment on the comprehensive services, the quick processes, the thorough inspections, the positive attitude, and the responsiveness of the team. Negative reviews discuss delays in addressing repairs, the unprofessionalism, the undue withholding of security deposits, and the lack of proper communication.

How to Get Started with All County Capital Property Management

To get started with the best property management company in Austin for flexible options, property owners can submit an online form via the All County Capital Property Management website or call 512-668-6100.

1836 Property Management: Best for Flat Fees

1836 Property Management is a central Texas full-service property management company. Matt Leschber established the company in 2007, with headquarters in Austin, TX. The 1836 Property Management team aspires to be the premier Austin property manager, building its work on the values of serving, growing, protecting, and focusing. While 1836 Property Management offers a few different service packages, they all cost a flat fee, which makes them the best Austin property management company for this pricing model.

1836 Property Management Services

1836 Property Management offers full services to landlords in the Austin market, including:

• Transitioning from short-term rentals to long-term rentals
• Property assessment
• Pricing evaluation
• Marketing and advertising, including professional photos, syndication on the MLS and 120+ other websites, and proprietary local marketing partnerships
• Property showings
• Tenant screening resulting in an eviction rate of less than 0.5%
• Property maintenance and care through their partner Greater Austin Residential Service Company and a network of prescreened, licensed, and insured vendors
• 24/7 emergency line
• Specialized move-out service

1836 Property Management Locations

1836 Property Management covers the entire Austin rental market including but not limited to:

• Austin
• Georgetown
• Hutto
• Kyle
• Pflugerville
• Round Rock

1836 Property Management Property Types

The residential property types managed by 1836 Property Management include:

• Single-family homes
• Townhomes
• Condos
• Multifamily properties

1836 Property Management Costs

Long-term rental property investors can choose between 3 different property management service packages, all of which are charged as flat fees:

Silver: This plan is suggested for properties with average monthly rent of up to $1,750.

• Monthly fee: $119/month
• Leasing fee: 100% of one month’s rent

Gold: This plan is suggested for properties with average monthly rent of $1,750-$3,000.

• Monthly fee: $149/month
• Leasing fee: 75% of one month’s rent

Platinum: This plan is suggested for properties with average monthly rent of $3,000 and more.

• Monthly fee: $199/month
• Leasing fee: 50% of one month’s rent

These property management fees refer to properties without swimming pools and spas. Discounts are available for investors with portfolios with multiple rentals.

Additional fees that this Austin property manager charges are:

• Account setup: $99
• Lease renewal fee: 20% of one month’s rent
• Move-out service option: $199
• Flat fee eviction administration: Optional
• Home and builder coordination warranty: Optional
• Swimming pool and spa oversight: Optional

In terms of maintenance costs, 1836 Property Management recommends that landlords put aside at least 10% of their annual rental income for fixes and repairs.

1836 Property Management Terms

Property owners need to sign a management agreement to start working with 1836 Property Management, which can be done electronically. However, a copy of the required contract is not available online, so interested investors need to contact the company and ask for it. In addition, landlords need to review and fill in a number of documents such as a W-9 form, an owner’s notice of condition, a make ready standards addendum, a lead based paint addendum (for properties built before 1978), an electronic funds distribution (EFT), put $500 in reserve funds, and others.

1836 Property Management Reviews

There are over 100 online reviews of 1836 Property Management written by property owners and renters that show both positive and negative experiences.

You can find 1836 Property Management reviews on:

• Facebook: Currently 4.6/5 stars based on 100 reviews
• Yelp: Currently 2.0/5 stars based on 77 reviews
• BBB.org: Currently 1.0/5 stars based on 5 reviews

Happy real estate investors and tenants praise the professional and thorough services, the seamless processes, the quick responses to maintenance requests, the attentive and accessible customer service, and the efficient communication. Unhappy customers complain about the lack of proper organization and oversight, poorly managed rentals, higher than expected costs, and excessive delays in communication.

How to Get Started with 1836 Property Management

To get started with the best property management company in Austin for flat fees, landlords can fill in an online form on the 1836 Property Management website or call 512-994-4323.

Austin Property Management Group: Best for Property Maintenance

Austin Property Management Group is a local, long-term rental property management company. Steve Johnson created the company in 2005, with headquarters in Austin, TX. The team strives to provide a streamlined, process-driven property management system combining the latest technology with personal relationships. Austin Property Management Group stands out from other property managers in the market with the wide-ranging maintenance services that they cover.

Austin Property Management Group Services

The comprehensive services provided by Austin Property Management Group include:

• Make readies
• Marketing including syndication to 25+ rental websites and targeted social media ads
• Quality resident screening including income verification, rent history, and criminal background checks
• Tenant retention
• Regular property site visits (every 8-10 weeks)
• Detailed property inspections
• 24/7 emergency maintenance response
• Maintenance including electrical, plumbing, mechanicals, locksmith, and landscaping
• Maid services
• Rent collection
• Bookkeeping
• Tax reporting
• Insurance
• Mortgage payments
• HOA dues payments
• Monthly and annual financial reports
• Budgeting
• Evictions
• Capital improvements
• Remodels

Austin Property Management Group offers significantly more rental property maintenance services than other top property managers in the local market. These are provided by third-party vendors and supervised by the property manager’s in-house maintenance team. Maintenance work is paid per hour. Austin Property Management Group also has the capacity to manage large-scale projects involving capital improvements and remodeling.

Austin Property Management Group Locations

Austin Property Management Group operates across the entire Austin real estate market including:

• Austin
• Cedar Park
• Leander
• Round Rock

Austin Property Management Group Property Types

This Austin property manager works with various types of residential properties:

• Single-family homes
• Townhomes
• Apartments
• Duplexes

Austin Property Management Group Costs

Austin Property Management Group has a single monthly management plan including the following costs:

• Monthly fee: 8% of monthly rent
• Leasing fee: 80% of one month’s rent
• Lease renewal fee: $200
• Maintenance fee: $65/hour, charged on the half hour

Austin Property Management Group Terms

The company website does not provide information about the management agreement that landlords need to sign. This means that they need to request a copy before deciding if this is the optimal Austin property management company for their needs.

Austin Property Management Group Reviews

Very few property owners and tenants have reviewed the services provided by Austin Property Management Group on third-party websites. While experiences are overwhelmingly positive, there aren’t enough online reviews to verify the quality of services offered by the company. Thus, we recommend that interested landlords try to connect with local investors working with this company on real estate investing forums or meetups and ask about their experiences.

You can find Austin Property Management Group reviews on:

• Google: Currently 5.0/5 stars based on 12 reviews
• Birdeye: Currently 5.0/5 stars based on 11 reviews

Satisfied investors and renters highlight the professionalism of the team, the prompt responses to requests, the cost-efficient solutions, and the fast communication.

How to Get Started with Austin Property Management Group

To get started with the best property management company in Austin for property maintenance, real estate investors can submit an online form via the Austin Property Management Group website or call 512-940-9634.

Rollingwood Management: Best for Property Owner Guarantees

Rollingwood Management is a residential property management company operating in the Greater Austin area. Michael Francis founded the company in 1986, with headquarters in Austin, TX, making it one of the oldest property managers in the local rental market. Through its history, Rollingwood Management has turned into a premier service provider in Austin. This is the best company for property owners looking for additional guarantees and protections.

Rollingwood Management Services

As one of the best rental property management companies in the Austin real estate market, Rollingwood Management delivers:

• Rental analysis
• Property marketing
• Property maintenance
• Monthly management statements
• Annual property survey before lease renewal

Rollingwood Management provides investors with more guarantees and protections that many of the other best property managers in Austin, which include:

• 90 Day Property Management Fee Guarantee: Landlords who are not satisfied with the services provided by Rollingwood Management in the first 90 days can cancel and receive their money back.
• 180 Day Tenant Lease Guarantee: The company will find a new tenant for free in case a resident placed by them breaks their initial lease in the first 180 days.
• No Invoice Markups Guarantee: Property owners are charged the amount of maintenance work without any markups.

That’s what makes Rollingwood Management the top Austin property manager for owner guarantees.

Rollingwood Management Locations

Rollingwood Management covers the entire Austin rental market including but not limited to:

• Austin
• Bee Cave
• Buda
• Cedar Park
• Kyle
• Lakeway
• Pflugerville
• Rollingwood
• Round Rock
• West Lake Hills

Rollingwood Management Property Types

Rollingwood Management focuses on working with:

• Single-family homes
• Condos
• Duplexes

Rollingwood Management Costs

Rollingwood Management has a transparent pricing model comprised of:

• Monthly fee: 8%-10% of monthly rent, for a minimum of $75/month
• Leasing fee: 80% of one month’s rent
• Lease renewal fee: $250
• Vacancy fee: $75/month

Rollingwood Management Terms

Real estate investors need to sign a property management agreement to work with Rollingwood Management. Under the 90 Day Management Fee Guarantee, property owners can cancel services and receive a full refund on the fees they have paid if they are not happy with the quality of services after the initial 90 days of the contract.

Rollingwood Management Reviews

There are only about 40 online reviews of Rollingwood Management that show mixed experiences. This is a low number for a property manager with such a long history.

You can find Rollingwood Management reviews on:

• Yelp: Currently 3.5/5 stars based on 39 reviews
• BBB.org: Currently 1.0/5 stars based on 3 reviews

Positive reviews highlight the easy cooperation, the quick responses to maintenance requests, the competent team members, and the prompt and concise communication. Negative reviews complain about poorly maintained appliances leading to high electricity bills, delays in fixing issues, the uncooperative customer support team, and the slow communication.

How to Get Started with Rollingwood Management

To get started with the best property management company in Austin for property owner guarantees, landlords can submit an online form via the Rollingwood Management website or call 512-327-4451.

Takeaway

Buying an Austin investment property can be a great way to get into the rental property business or to expand your portfolio in 2023. Choosing a property with a strong potential and working with one of the best property management companies in Austin is a recipe for success. Our review shows that the top property managers for long-term and short-term rentals are HomeRiver Group and Awning, respectively, as they provide comprehensive services at competitive prices. Investors who’d like to be able to choose from different options should check out All County Capital Property Management, while those looking for flat fees should consider 1836 Property Management. Austin Property Management Group offers more maintenance services than other Austin property managers, while Rollingwood Management provides superior guarantees and protections.