Charlotte, NC Property Management: Top 5 Options

The Charlotte real estate market is a great place to invest in a rental property. The fast-growing economy, the high quality of life, the tourism activities, and the affordable property prices all contribute to making Charlotte one of the top locations for investing in real estate, for both short-term revenue and long-term growth.

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 5 best property management companies in Charlotte, NC are:

• HomeRiver Group: Best Overall Property Management Company in Charlotte
• Bottom Line Property Management: Best for Different Property Types
• Sunnon Property Management: Best for Flexibility
• TouchPoint Property Management: Best for Landlord Protection
• Alarca Realty: Best for Affordability

How We Selected the Best Property Management Companies in Charlotte

In our ranking of the 5 top property managers in the Charlotte market, we focused on the following factors and criteria for an objective selection:

• Property management services scope and quality: We searched for companies that provide full-service property management so that investors can make passive income from their Charlotte rental properties.
• Property management fees and costs: We chose property managers that have a clear, straightforward pricing model with no hidden fees.
• Market coverage: We selected property management companies that operate across the entire Charlotte rental market.
• Rental property type coverage: We ranked companies that manage various types of residential properties rented out on a short-term and long-term basis to meet the needs of all investors.
• Company size and headquarters: We included both small, local property managers and large, nationwide companies as each property management model comes with its own pros and cons.
• Use of technology and human interventions: We made sure that selected companies use technology to automate processes, without ignoring the importance of human touch in the property management industry.
• Online reviews on third-party websites: We checked the average ratings of short-listed companies on reputable third-party review websites and also read through individual reviews to make sure that each company keeps the promises it makes on its website.
• Value for money: Last but not least, we chose the 6 property management companies that deliver the best value for money for rental property owners in Charlotte.

HomeRiver Group: Best Overall Property Management Company in Charlotte

HomeRiver Group is the largest third-party property management company in the US, working with single-family homes and small multifamily properties rented out on a long-term basis. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert established the company in 2016, with headquarters in New York, NY. Currently, HomeRiver Group manages 40,000+ rental homes and 32,000+ properties in HOA communities in 32 states. They have been able to achieve this national coverage by acquiring the best property management companies in each market and turning them into partners. HomeRiver Group is the best property manager for long-term rentals in Charlotte because of providing all required services at competitive rates, allowing investors to make passive income.

HomeRiver Group Property Management Services

The Charlotte office of HomeRiver Group delivers full-service property management including:

• Initial property inspection
• Comparable local rental market analysis to find the right price to maximize ROI
• Property marketing and advertising including social media
• Showings
• Extensive tenant screening including national criminal, credit, and eviction background checks and employment and income verification
• Move-in coordination
• Rent collection
• Owner payout disbursement
• Routine inspections
• 24/7 responses to emergency maintenance issues
• Maintenance and repairs via skilled, in-house technicians, vendors, and contractors
• Lease renewals
• Minor and major upgrades and renovations during tenant turnovers
• Accounting
• Detailed financial reporting
• Remodeling and rehab work

HomeRiver Group Property Management Locations

The Charlotte branch of HomeRiver Group serves the following rental markets:

• Charlotte
• Concord
• Cornelius
• Dallas
• Denver
• Gastonia
• Huntersville
• Kannapolis
• Matthews
• Monroe
• Newell

HomeRiver Group Property Types

In the Charlotte real estate market, HomeRiver Group manages mostly single-family homes as well as some small multifamily properties.

HomeRiver Group Property Management Costs

The website of the Charlotte office of HomeRiver Group does not provide the pricing structure for their work in the local market. In other markets, the company combines flat fees with percentages of rental income, in line with local trends. In all cases, the fees are very competitive, especially taking into account the comprehensive services that HomeRiver Group offers.

In addition to a monthly fee, investors can expect to pay a leasing fee, a lease renewal fee, and an inspection fee.

HomeRiver Group Property Management Terms

HomeRiver Group Charlotte does not specify the details of the local management contract. In other locations, the company works with an initial agreement of 6 or 12 months. After the end of the initial contract, monthly agreements become available too.

HomeRiver Group Property Management Reviews

More than 100 real estate investors and renters have reviewed the services provided by HomeRiver Group Charlotte. Their reviews show good average ratings.

You can find HomeRiver Group reviews pertinent to their performance in the Charlotte area on:

• ChamberofCommerce.com: Currently 3.5/5 stars based on 51 reviews

Positive reviews by satisfied rental property owners and tenants focus on the comprehensive services, the ability to handle complicated situations quickly and easily, the answers to all questions, the professional and patient staff, the kind and polite team members, and the efficient communication. Negative reviews talk about slow handling of maintenance requests, unexpected fees, withholding of security deposits, and non-existent communication.

How to Get Started with HomeRiver Group Property Management

To get started with the best overall property management company in Charlotte for long-term rentals, landlords can submit an online form.

Bottom Line Property Management: Best for Different Property Types

Bottom Line Property Management is a local property manager operating in the entire Charlotte market as well as surrounding areas in North Carolina and South Carolina. Kevin Stringari established the company in 2008, with headquarters in Charlotte, NC. The core values of the team include extreme customer focus, dedication, and excellence in order to help property owners succeed. Bottom Line Property Management works with various kinds of single-family and multifamily homes rented out on a long-term basis, which makes them the best property management company in Charlotte, NC for different types of rentals.

Bottom Line Property Management Services

The services provided by Bottom Line Property Management include:

• Current rent comparable analysis
• Online listing marketing, advertising, and syndication
• Showings
• Move-in coordination
• Strict tenant screening including rental history, income verification, eviction history, criminal history, and financial history checks
• Rental agreement execution
• Rent collection
• Owner earnings payout via direct deposit
• Payment of maintenance vendor bills
• Payment of monthly items
• Inspections
• Preventive maintenance
• Maintenance coordination via highly qualified, reliable, insured, and licensed vendors
• Accounting via Propertyware
• Annual summary owner statements
• Tax statements and 1099s
• Evictions

In addition, Bottom Line Property Management offers the following guarantees and protections to Charlotte real estate investors:

• 21 Day Rental Guarantee: The company will provide free property management services if they don’t lease a property within 3 weeks.
• 100% Client Satisfaction Guarantee: Landlords can cancel their management agreement at any point, without any penalty fees.
• Resident Replacement Guarantee: Bottom Line Property Management will re-rent a property for free in case a tenant moves out in the first 6 months.

Bottom Line Property Management Locations

Bottom Line Property Management operates in:

• Charlotte
• Concord
• Fort Mill
• Gastonia

Bottom Line Property Management Property Types

Bottom Line Property Management takes care of single-family homes, townhouses, condos, apartments, duplexes, and other small multifamily properties. This diversity makes them the best Charlotte property management company for investors with various types of rental properties in their portfolio.

Bottom Line Property Management Costs

Bottom Line Property Management offers a single service package which entails the following costs:

• Tenant placement fee: 50% of one month’s rent
• Monthly management fee: 10% of monthly rent
• Yearly lease renewal fee: $299
• Printable year-end summary/Schedule E and 1099: $50/year
• Initiating eviction legal proceedings mid-month for collections or violations: $45

Bottom Line Property Management Terms

Under the 100% Client Satisfaction Guarantee, property owners can cancel the property management contract as soon as they are not fully happy, without paying any penalty fees.

Bottom Line Property Management Reviews

More than 1,500 rental property owners and tenants have reviewed the work of Bottom Line Property Management. Their reviews reveal good overall experiences.

You can find Bottom Line Property Management reviews on:

• Birdeye: Currently 4.0/5 stars based on 828 reviews
• Google: Currently 4.1/5 stars based on 635 reviews
• TrustAnalytica: Currently 4.4/5 stars based on 99 reviews
• Yelp: Currently 1.9/5 stars based on 32 reviews
• BBB.org: Currently 1.8/5 stars based on 5 reviews

Positive reviews focus on the great experiences, the easy and painless processes, the knowledge and support, the quick handling of issues, the extremely informative team members responding to all questions, the helpful, available, and proactive staff, and the timely communication. Negative reviews discuss bad experiences, technical problems with the website, inconvenient move-in processes, poor living conditions in managed properties, and lack of communication.

How to Get Started with Bottom Line Property Management 

To get started with the best property management company in Charlotte for different property types, real estate investors can submit an online form via the Bottom Line Property Management website or call 704-480-3222.

Sunnon Property Management: Best for Flexibility

Sunnon Property Management is a small, locally owned property management company offering comprehensive services to the owners of different types of rentals in the Greater Charlotte area. The company aims to brighten the lives of both property owners and tenants through the core values of transparency, passion, process, and innovation as well as commitment to the local community. Sunnon Property Management offers 3 different service plans, which makes them the best Charlotte property management company for flexible options.

Sunnon Property Management Services

Sunnon Property Management delivers the following services:

• Property walkthrough
• Identifying needed repairs and obtaining quotes
• Identifying upgrades to produce a higher ROI
• Determining rental price after reviewing comps
• Property marketing on Zillow, Trulia, HotPads, Zumper, Realtor.com, Rentals.com, and others
• Property showings
• Thorough tenant screening including identity verification, rental fraud checks, income and employment status, credit and overdue bills, prior bankruptcy, eviction history, criminal records, pets and related restrictions, personal references, and prior landlord references
• Lease agreement drafting and signing
• Move-in and move-out inspections with photos
• Move-in and move-out coordination
• Rent collection
• Owner payout disbursement
• Lease enforcement
• Handling early termination (if needed)
• HOA issues and communication management
• Routine walkthroughs and evaluations with reports
• Preventive maintenance
• Providing and overseeing maintenance via licensed, bonded, and insured contractors
• Accounting services
• Monthly cash flow statements
• Annual reporting
• Tax documents including 1099s
• Renovation and rehab projects

Additionally, investors who work with Sunnon Property Management benefit from the following guarantees:

• Happiness Guarantee: Property owners will get back 3 months worth of management fees if they are not happy.
• Maintenance Guarantee: The company will fix for free maintenance work that is not done right the first time.
• Tenant Warranty: The company guarantees that tenants will remain on the property for 6 or 12 months, depending on the plan.
• Vacancy Fill Guarantee: The property manager will lease a property within 6 weeks.
• Landlord Shield: Sunnon Property Management conducts 4 property inspections per year and will cover up to $3,000 in pet damage.

Sunnon Property Management Locations

Sunnon Property Management takes care of long-term rental properties in the Greater Charlotte area.

Sunnon Property Management Property Types

Sunnon Property Management works mostly with single-family homes and townhouses.

Sunnon Property Management Costs

Property owners can choose between 3 property management service packages that include:

Headache Eliminator: This plan covers all the basic services needed to run a rental property business.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 7.9% of monthly rent
• Sign up fee: $199
• Smart local installation: $279
• Lease renewal fee: $199
• Landlord Shield: $19/month

Brighter Life: This plan covers everything in Headache Eliminator plus Happiness Guarantee, Maintenance Guarantee, 6 months of Tenant Warranty, 6 weeks of Vacancy Fill Guarantee, and evictions.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 9.9% of monthly rent
• Smart local installation: $279
• Lease renewal fee: $99
• Landlord Shield: $19/month

Pro: This plan covers everything in Brighter Life plus 360 listing photos, 2 additional comprehensive indoor and outdoor evaluations, 12 months of Tenant Warranty, and Landlord Shield.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 11.9% of monthly rent
• Smart local installation: $279

These diverse plans allow investors to choose the package that fits their needs the best. This makes Sunnon Property Management the top property manager in Charlotte for flexible options.

Sunnon Property Management Terms

Depending on the selected plan, Sunnon Property Management works with both month-to-month and annual management agreements. In all cases, property owners can cancel their contract with a 60-day notice if they are not fully satisfied.

Sunnon Property Management Reviews

There are over 500 online reviews of the services delivered by Sunnon Property Management on third-party websites. They reveal very good overall ratings.

You can find Sunnon Property Management reviews on:

• Birdeye: Currently 4.5/5 stars based on 297 reviews
• Google: Currently 4.6/5 stars based on 233 reviews
• Facebook: Currently 4.2/5 stars based on 19 reviews
• Yelp: Currently 2.2/5 stars based on 10 reviews

Positive reviews talk about the exceptional experiences, the fantastic services, the easy processes, the understanding and accommodating staff members, the motivated team, the quick responses to questions, the good organization, the consistency, and the good line of communication. Negative reviews mention frequently breaking appliances, slow implementation of maintenance requests, unprofessional practices, unexpected charges, and withholding of security deposits.

How to Get Started with Sunnon Property Management

To get started with the best property management company in Charlotte for flexibility, rental property owners can fill in an online form on the Sunnon Property Management website or call 704-870-0607.

TouchPoint Property Management: Best for Landlord Protection

TouchPoint Property Management is a local, full-service property management company operating in multiple markets in North Carolina and South Carolina. David Kerner founded the company in 2009, with headquarters in Charlotte, NC. The team aims at removing the chaos from property management by being a partner who understands the real estate market and by providing services tailored to the needs of each individual property owner. TouchPoint Property Management is the best property manager in Charlotte for landlord protection as they offer more guarantees than other companies in the local market.

TouchPoint Property Management Services

TouchPoint Property Management covers the following services in the Charlotte market:

• Professional rental market analysis to give the most accurate rental price
• Traditional and digital property marketing and advertising on websites like Zillow and Trulia, including professional photos and video tours
• Rigorous tenant screening including credit check, debt-to-income ratios, criminal history check, employment verification, eviction history check, and previous landlord calls
• Legal compliance with real estate and fair housing laws
• Rent collection
• Owner earnings disbursement by ACH processing
• Payment of maintenance vendor bills
• Payment of monthly items
• Regular inspections
• Maintenance coordination via trustworthy, quick-to-respond vendors
• Accounting
• Detailed financial reporting
• Monthly statements
• Annual summary owner statements
• Tax statements and 1099s
• Eviction management

Besides full-service property management, TouchPoint also provides more landlord guarantees than other top Charlotte, North Carolina property management companies. These include:

• Satisfaction Guarantee: Property owners can cancel services with a 60-day notice without a penalty fee.
• Tenant Placement Guarantee: The company will replace a tenant for free in case they default in the first 12 months.
• Rent Deposit Guarantee: Investors receive their payout on the second Friday of the month.
• Leasing Fee Guarantee: TouchPoint Property Management does not get paid until the first rent is collected.
• Rent Protection Guarantee: Through the SureVestor landlord insurance, property owners get 2-8 months of lost rental income.
• Management Fee Guarantee: The company does not get paid unless they collect rent.
• Response Time Guarantee: The property manager responds to all communication within 3 hours.
• Legal Compliance Guarantee: TouchPoint Property Management operates in line with all real estate and fair housing laws and guidelines.
• Eviction Guarantee: The company will cover up to $1,000 in eviction-related legal fees for tenants placed by them.
• Pet Damage Guarantee: The property manager will cover up to one month’s rent for pet damage caused by pets placed by them.
• 30 Days on Market Guarantee: TouchPoint Property Management will place a qualified tenant in less than 30 days.

These numerous guarantees make TouchPoint the best Charlotte property manager for landlord protection.

TouchPoint Property Management Locations

TouchPoint Property Management operates in the following cities in North Carolina and South Carolina:

• Belmont
• Charlotte
• Concord
• Cornelius
• Dallas
• Davidson
• Denver
• Fort Mill
• Gastonia
• Harrisburg
• Huntersville
• Indian Land
• Indian Trail
• Kannapolis
• Lake Norman
• Lake Park
• Lake Wylie
• Lancaster
• Marvin
• Matthews
• McAdenville
• Midland
• Mint Hill
• Mooresville
• Monroe
• Mount Holly
• Pineville
• Rock Hill
• Stallings
• Stanley
• Stateville
• Tega Cay
• Waxhaw
• Weddington
• Wesley Chapel

TouchPoint Property Management Property Types

TouchPoint Property Management works with single-family homes, townhouses, apartments, and other long-term rental property types.

TouchPoint Property Management Costs

TouchPoint offers a single property management plan as well as lease only services. The packages include:

Tenant Placement: This plan covers all the tasks needed to get a property occupied.

• Leasing fee: 50% of one month’s rent

Full-Service Management: This plan covers everything in Tenant Placement plus all day-to-day responsibilities associated with running a rental property business.

• Monthly management fee: 8% of monthly rent

TouchPoing Property Management provides a very clear pricing model with no hidden fees.

TouchPoint Property Management Terms

Under the Satisfaction Guarantee, landlords can cancel the property management agreement with a 60-day notice. This results in no penalty fees.

TouchPoint Property Management Reviews

There are more than 1,000 online reviews of the services delivered by TouchPoint Property Management that show very good overall ratings.

You can find TouchPoint Property Management reviews on:

• Google: Currently 4.5/5 stars based on 532 reviews
• Birdeye: Currently 4.4/5 stars based on 470 reviews
• Yelp: Currently 3.1/5 stars based on 26 reviews
• BBB.org: Currently 1.67/5 stars based on 6 reviews

Satisfied property owners and renters praise the excellent services, the good understanding of the local market, the quick leasing process, the low vacancies, the strong dedication of the team, the professional and polite staff, the responsiveness to inquiries, the great customer service, and the fast communication. Dissatisfied customers mention bad experiences, dirty properties, slow handling of emergency maintenance issues, lack of customer service, poor communication, and difficult termination processes.

How to Get Started with TouchPoint Property Management

To get started with the best property management company in Charlotte for landlord protection, long-term rental property investors can submit an online form via the TouchPoint Property Management website or call 704-610-6961.

Alarca Realty: Best for Affordability

Alarca Realty is a local, full-service property management company serving the needs of single-family and multifamily rental home owners in the Charlotte metropolitan area. Bob Abbott started the company in 2005, with headquarters in Charlotte, NC. The team strives to set a new standard of managing income properties by providing the highest level of customer service and investment returns. Alarca Realty charges considerably lower property management fees than other companies in the local market, which makes them the best Charlotte property manager for affordable rates.

Alarca Realty Property Management Services

Alarca Realty offers full-service property management which includes:

• Competitive rental price analysis
• Property marketing on various websites including professional photos
• Showings
• Extensive tenant screening including credit check, debt-to-income ratios, criminal history check, employment verification, eviction history check, and previous landlord calls
• Rent collection
• Owner payouts via ACH processing
• Payment of maintenance vendor bills
• Payment of monthly items
• Property inspections
• Maintenance communication and coordination at competitive rates
• Accounting
• Financial reporting
• Annual summary owner statement
• Tax statements and 1099s

Moreover, Alarca Realty offers the following guarantees to landlords in the Charlotte rental market:

• $5,000 Rental Income Guarantee: The company will cover up to $5,000 in one month’s rent in case a tenant placed by them misses a payment so that owners can enjoy predictable monthly cash flow.
• $5,000 Eviction Protection Guarantee: Alarca Realty will cover up to $5,000 in court costs and attorney fees if a resident placed by them needs to get evicted.
• $3,000 Pet Damage Guarantee: The property manager will cover up to $3,000 in pet damage caused by pets authorized by them.
• $0 Cleaning & Carpet Guarantee: Alarca Realty will cover the clearing and carpet cleaning fees for tenants placed by them at move-out.
• 1-Year Maintenance Guarantee: Most maintenance work comes with 1-year guarantee from the vendors.

Alarca Realty Property Management Locations

The property management services provided by Alarca Realty are available in the following areas in and around the Charlotte real estate market:

• Ballantyne
• Cabarrus County
• Catawba County
• Charlotte
• Concord
• Cornelius
• Cotswold
• Davidson
• Dilworth
• Elizabeth
• Gaston County
• Highland Creek
• Huntersville
• Iredell County
• Kannapolis
• Lake Norman
• Matthews
• Mecklenburg County
• Mooresville
• Myers Park
• NoDa
• Pineville
• Plaza-Midwood
• Skybrook
• SouthPark
• Statesville
• The Peninsula
• The Point
• Troutman
• Union County
• Uptown

Alarca Realty Property Types

Alarca Realty manages single-family homes, condos, townhouses, duplexes, and small to medium multifamily properties.

Alarca Realty Property Management Costs

Alarca Realty works with a single service plan that incurs the following fees:

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 7% of monthly rent
• Lease renewal fee: $249

Most other top rental property management companies in Charlotte charge between 8% and 10% of monthly rent for the ongoing services that they provide. In comparison, the Alarca Realty fee is significantly lower, which makes them the most affordable property manager in Charlotte.

Alarca Realty Property Management Terms

Alarca Realty does not provide information about the details of the property management agreement that investors need to sign. Thus, it’s recommended that interested landlords get in touch with the team and ask for a copy that they can review before deciding if this is the best Charlotte property manager for their needs.

Alarca Realty Property Management Reviews

Over 800 real estate investors and renters have written online reviews of the services provided by Alarca Realty. Their reviews show generally positive overall experiences.

You can find Alarca Realty reviews on:

• Birdeye: Currently 4.7/5 stars based on 536 reviews
• Google: Currently 4.5/5 stars based on 312 reviews
• BBB.org: Currently 4.0/5 stars based on 8 reviews
• Yelp: Currently 3.4/5 stars based on 8 reviews

Happy property owners and tenants highlight the nice properties, the exceptional experiences, the timely addressing of the few maintenance issues, the attention to customer needs and genuine care, the remarkable team members, the responsive and communicative staff, the reasonable rates, and the good customer service. Unhappy customers complain about frustrating experiences, uncleaned properties, unprofessional staff, unexpected fees, and scammy practices.

How to Get Started with Alarca Realty Property Management

To get started with the best property management company in Charlotte for affordability, landlords can fill in an online form on the Alarca Realty website or call 704-870-4105.

Takeaway

The Charlotte rental market provides profitable opportunities for investors, and to make these investments passive, property owners can hire one of the best property management companies listed above. The top property managers for long-term and short-term rentals in Charlotte are HomeRiver Group and Awning, respectively. Property owners with different types of rentals in their portfolio can check out Bottom Line Property Management, while those who’d like to be able to choose from different service packages can refer to Sunnon Property Management. Alarca Realty can be the right choice for landlords who need an affordable option, and TouchPoint Property Management could be a good alternative for those who want to know that their investment is well protected.