Boise, ID Property Management Companies: Top 5 Options

The Boise real estate market provides profitable opportunities to investors in 2023. The appreciation in home values is expected to slow down, bringing more affordability to local and remote investors. Meanwhile, both short-term and long-term rentals are in high demand.

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 6 best property management companies in Boise, ID are:

• HomeRiver Group: Best Overall Property Management Company in Boise
• Paramount Property Management: Best for Flexibility
• Nest Idaho Property Management: Best for Portfolios
• Boise Turnkey: Best for Different Property Types
• 208.properties: Best for Affordability

How We Selected the Best Property Management Companies in Boise

Ranking the top property management companies in a market needs to be based on a number of different criteria in order to produce reliable results.

In our selection of the top Boise property managers, we focused on the following factors:

• Property management services scope and quality: First and foremost, we looked at the services that various property management companies in Boise provide so that investors are able to generate passive income, while resting assured about the performance of their investments.
• Property management costs and fees: We searched for property managers with clear and simple pricing structures that do not charge multiple fees.
• Market coverage: We chose property managers that work in the entire Boise market.
• Property type coverage: We selected companies that manage different types of single-family and multifamily properties rented out on a short-term and long-term basis in order to cover the needs of all Boise real estate investors.
• Company size and coverage: We ranked both small, local property managers and large, nationwide companies so that investors can choose their preferred style of property management.
• Use of technology and human interventions: We made sure that ranked companies benefit from the latest real estate technology to optimize processes, without ignoring the need for human touch in the property management industry.
• Online reviews on third-party websites: We analyzed the average ratings of selected companies on independent websites and read through individual reviews written by property owners and renters.
• Value for money: Ultimately, we selected the 6 Boise property management companies that offer the best value for money to owners.

HomeRiver Group: Best Overall Property Management Company in Boise

HomeRiver Group is the largest third-party long-term rental property management company in the US market, with a strong presence in Boise. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert started the company in 2016, with headquarters in New York, NY. Currently, HomeRiver Group has a portfolio of over 40,000 rental homes and more than 32,000 properties within HOA associations, distributed across 32 US states. The company has been able to achieve this widespread coverage by acquiring the best local property managers in various markets and turning them into partners. HomeRiver Group is the best property manager in the Boise rental market because of providing comprehensive services at competitive rates.

HomeRiver Group Property Management Services

HomeRiver Group Boise takes care of all aspects of managing a long-term rental property including:

• Preparing properties for leasing
• Pricing properties correctly
• Property marketing and advertising across the best online rental platforms
• Extensive tenant screening including nationwide criminal and credit check
• Providing strong, protective lease agreements
• Handling move-ins
• Rent collection
• Owner payout disbursement
• Routine inspections
• Maintenance including emergency repairs and preventive services
• Transparent and detailed financial accounting
• Monthly and annual accounting statements
• Eviction protection

HomeRiver Group Property Management Locations

HomeRiver Group provides comprehensive geographical coverage of the Boise rental market including:

• Ada County
• Boise
• Caldwell
• Canyon County
• Eagle
• Kuna
• Magic Valley
• Meridian
• Mountain Home
• Nampa
• Star
• Treasure Valley
• Twin Falls
• Twin Falls County

HomeRiver Group Property Types

The Boise office of HomeRiver Group works with single-family homes, apartments, and small multifamily properties.

HomeRiver Group Property Management Costs

The website of the Boise branch of HomeRiver Group does not specify the local property management fee structure. However, in all markets, HomeRiver Group fees are always competitive, comprising a mixture of flat fees and percentages of monthly rent to align with local trends.

Besides a monthly management fee, investors can expect to need to pay a leasing fee, a lease renewal fee, and a property inspection fee.

HomeRiver Group Property Management Terms

HomeRiver Group Boise does not provide details about the required property management contract. In other markets, the company works with 6- or 12-month initial agreements, after the end of which there is an option to switch to month-to-month agreements.

HomeRiver Group Property Management Reviews

More than 3,600 property investors and renters have reviewed the services provided by the Boise team of HomeRiver Group. Their reviews reveal mixed experiences with generally good overall ratings.

You can find HomeRiver Group reviews focused on their work in Boise on:

• Google: Currently 3.9/5 stars based on 1,406 reviews
• ChamberofCommerce.com: Currently 3.8/5 stars based on 1,406 reviews
• Birdeye: Currently 3.9/5 stars based on 568 reviews

Satisfied rental property owners and tenants write about the great experiences, the well-maintained properties, the prompt repairs, the friendly attitude, the delightful and helpful local team members, and the clear, effective, and efficient communication. Dissatisfied customers complain about problems with pests, slow implementation of requested maintenance works, additional charges, and unavailable customer support.

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.

Paramount Property Management: Best for Flexibility

Paramount Property Management is a local, full-service property manager working with different types of long-term rental properties in Boise and the surrounding areas. Cassandra Swanson established the company in 2005, with headquarters in Meridian, ID. The work of Paramount Property Management is based on the principles of honesty, integrity, kindness, and loyalty in an effort to provide the highest quality of property management services. This is the best Boise property manager for flexible options as they offer a few different service packages from which investors can choose.

Paramount Property Management Services

As one of the best rental property management companies in the Boise market, Paramount Property Management covers the following services:

• Takeover inspection
• Expert market analysis to maximize return on investment
• Property marketing over 86 websites, social media, and via yard signs
• Showings
• Extensive tenant screening
• Detailed pet screening
• Lease preparation and signing
• Move-in and move-out inspections
• Move-ins
• Rent collection
• 24/7 emergency response
• Owner communication
• Regular interior and exterior inspections
• Maintenance with the help of the best local vendors
• Detailed financial reportings
• Online monthly owner statements
• Annual reports
• Eviction protection
• Court preparation and appearances

Paramount Property Management Locations

Paramount Property Management covers the following local rental markets:

• Boise
• Caldwell
• Eagle
• Emmett
• Kuna
• Meridian
• Nampa
• Star
• Wilder
• Wilderness Ranch

Paramount Property Management Property Types

Paramount Property Management works with single-family homes, townhouses, condos, apartments, duplexes, triplexes, and multiplexes rented out on a long-term basis.

Paramount Property Management Costs

Paramount Property Management offers 3 different service packages. The pricing depends on the services included in each package. The plans are:

Tenant Placement: This plan covers the tasks needed to place a good tenant in the rental.

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

Silver Package: This plan covers everything in Tenant Placement plus the basic activities required to run a long-term rental business.

• Monthly management fee: 6.9% of monthly rent for a minimum of $50/month
• Set-up fee: $199
• Lease preparation and signing fee: $100
• Lease renewal fee: $50
• Maintenance coordination: $5/work order
• Court preparation and appearances: Additional fees

Gold Package: This plan covers everything in Silver Package plus more services included in the monthly fee.

• Monthly management fee: 9.9% of monthly rent for a minimum of $25/month
• Set-up fee: $199
• Court preparation and appearances: Additional fees at discounted rates

The ability to choose between a few different plans makes Paramount the best property manager in Boise for flexible options.

Paramount Property Management Terms

Paramount Property Management does not specify the terms of the contract that property owners need to sign. Thus, it’s a good idea to contact the team and ask for a copy of the management agreement before deciding if this is the best fit your specific needs.

Paramount Property Management Reviews

There are more than 150 online reviews of the services delivered by Paramount Property Management, written by both rental property owners and renters. These reviews reveal good overall ratings.

You can find Paramount Property Management reviews on:

• Birdeye: Currently 3.3/5 stars based on 77 reviews
• Google: Currently 3.4/5 stars based on 70 reviews
• Yelp: Currently 2.0/5 stars based on 10 reviews

Positive reviews highlight the comprehensive services, the clear expectations, the efficient procedures, the prompt results, the extremely knowledgeable and professional team members, the friendly and helpful staff, and the quick and open communication. Negative reviews talk about horrible experiences, mismatches between listings and actual properties, delayed responses to emergencies, slow returns of security deposits, and bad communication practices.

How to Get Started with Paramount Property Management

To get started with the best property management company in Boise for flexibility, rental property investors can fill in an online form on the Paramount Property Management website or call 208-314-9191.

Nest Idaho Property Management: Best for Portfolios

Nest Idaho Property Management is a local, family-owned and operated property manager covering the entire Treasure Valley in Idaho. Clifford and Jennifer Callen started the company in 2014, with headquarters in Meridian, ID. The team strives to be the most recommended property management company in Treasure Valley by providing property owners with 10+ years of expertise, guaranteed results, and peace of mind. Nest Idaho Property Management offers very discounted rates for managing multiple properties, which makes them the best choice for investors with small and big portfolios.

Nest Idaho Property Management Services

The services covered by Nest Idaho Property Management include:

• Comprehensive property marketing and advertising
• Tenant screening
• Showings
• Rent collection
• Owner payment transfers via ACH deposit
• Monthly invoices and payments
• Legal guidance
• Frequent property inspections
• Maintenance work via local licensed vendors
• Accounting
• Financial reporting
• Evictions

Nest Idaho Property Management Locations

Nest Idaho Property Management operates in the entire Treasure Valley including:

• Boise
• Eagle
• Meridian
• Nampa

Nest Idaho Property Management Property Types

Nest Idaho Property Management works with single-family homes and apartments.

Nest Idaho Property Management Costs

Nest Idaho offers a single property management plan including the following fees:

• Tenant placement fee: $425
• Monthly management fee: 8% of monthly rent
• Maintenance mark-up: 10% of the actual cost of repairs
• Eviction protection plan: $12/month

Each additional door is charged at $15 per month, which is a very cost-efficient model for the owners of multiple rental properties in the Boise market. This pricing structure makes Nest Idaho the best property manager for investors with portfolios.

Nest Idaho Property Management Terms

The website of Nest Idado Property Management does not provide information about the required management agreement. Thus, interested real estate investors should ask to see a copy which they can review before getting started.

Nest Idaho Property Management Reviews

More than 250 investors and tenants have reviewed the services delivered by Nest Idaho Property Management on third-party websites. Their reviews show extremely positive experiences.

You can find Nest Idaho Property Management reviews on:

• Google: Currently 4.9/5 stars based on 140 reviews
• Birdeye: Currently 4.9/5 stars based on 127 reviews

Satisfied rental property investors and residents praise the outstanding services, the personalized approaches, the attention to customer needs and preferences, the exceptional honesty and transparency, the reliable and responsible tenants, the preventive maintenance efforts, the knowledge of the team, and the prompt and detailed communication. Dissatisfied customers mention staff incompetence, terrible customer service, and insufficient communication.

How to Get Started with Nest Idaho Property Management

To get started with the best property management company in Boise for portfolios, landlords can submit an online form via the Nest Idaho Property Management website or call 208-369-4377.

Boise Turnkey: Best for Different Property Types

Boise Turnkey is a local, family-owned and operated, full-service property management company working across Treasure Valley in Idaho. Corby Goade launched the company in 2018, with headquarters in Boise, ID. The team prides themselves in keeping things local and independent through decades of combined experience in Boise property management. Boise Turnkey works with both single-family homes and various kinds of multifamily properties, which ranks them as the best property management company in Boise for investors with diverse portfolios.

Boise Turnkey Property Management Services

Boise Turnkey delivers full-service property management to the owners of Boise long-term rentals including:

• Determining proper rent value based on current market statistics and property comps
• Top property advertising including yard signs and numerous websites
• In-person showings with leasing agents
• Rigorous, 7-point tenant screening including but not limited to national criminal background check, employment and income verification, credit reports, rental history, and ratings
• Lawyer-reviewed, solid lease agreements
• Tenant placement and orientation
• Lease signing
• Move-in and move-out checklists and photos
• Rent collection
• Owner payout disbursement
• Annual or biannual detailed property inspections
• Drive-by records for general landscape and upkeep compliance
• Handling all maintenance issues with the option to use owner-selected vendors
• Utilities managed care
• 3-day notices and fast evictions

Boise Turnkey Property Management Locations

Boise Turnkey manages long-term rental properties in the entire Boise market in addition to all neighboring areas in Treasure Valley.

Boise Turnkey Property Types

Boise Turnkey manages single-family homes, duplexes, and different types of multifamily properties. This diversity makes them the top Boise property manager for investors owning various types of rentals.

Boise Turnkey Property Management Costs

Boise Turnkey charges a single monthly property management fee regardless of the property type and the number of properties in an investor’s portfolio. This is equivalent to 9% of monthly rent, which is comparable to the rates charged by other Boise property management companies.

Leasing only services are available too for a flat fee of $199 per property.

Boise Turnkey Property Management Terms

The Boise Turnkey website does not offer a copy of the property management contract. Thus, it’s recommended that interested rental property owners get in touch with the team and ask for it.

Boise Turnkey Property Management Reviews

Around 80 real estate investors and tenants have written online reviews of the Boise Turnkey property management services. All these reviews show excellent experiences.

You can find Boise Turnkey reviews on:

• Google: Currently 5.0/5 stars based on 77 reviews
• Facebook: Currently 5.0/5 stars based on 6 reviews

Happy property owners and renters comment on the outstanding services and knowledge, the amazing experiences, the smooth and easy processes, the integrity and professionalism of team members, the prompt and kind staff, and the perfect combination of technical details and human elements.

How to Get Started with Boise Turnkey Property Management

To get started with the best property management company in Boise for different property types, owners can fill in an online form on the Boise Turnkey website or call 208-957-0870.

208.properties: Best for Affordability

208.properties is a local property management company delivering comprehensive services across the Boise rental market. Rollin and Kevin Hawn founded the company in 2016, with headquarters in Boise, ID. The team relies on technology and innovation to provide transparency and efficiency to owners so that they can find excitement - rather than frustration - in real estate investments. 208.properties offers the lowest property management fee in Treasure Valley, which makes them the best Boise property manager for affordable rates.

208.properties Property Management Services

208.properties delivers the following services to Boise rental property investors:

• Rental market analysis
• Comprehensive property analysis and evaluation
• Overseeing renovations
• Property marketing and advertising
• Thorough tenant screening including background, credit history, criminal records checks, employment and income verification, and landlord interviews
• Property showings
• Lease negotiations
• Providing legal forms
• Rent collection
• Resident communication
• Owner communication
• Maintenance coordination
• Financial reporting
• Regular owner statements
• Annual performance review

208.properties Property Management Locations

208.properties operates in:

• Boise
• Nampa
• Star

208.properties Property Types

208.properties focuses on the management of single-family homes and townhomes rented out on an annual basis.

208.properties Property Management Costs

208.properties charges the lowest monthly property management fee in the Boise real estate market, equivalent to only 5% of monthly rent. This is significantly less than the prevailing rates of 8%-10% of rent. That’s why 208.properties is the most affordable property manager in Boise.

208.properties Property Management Terms

208.properties does not explain the terms of the management agreement on the company website. Investors should request a copy that they can review in advance so that they know how easy or not it is to opt out of services in case they are not fully satisfied.

208.properties Property Management Reviews

Around 400 property owners and tenants have reviewed the work of 208.properties on third-party websites. Their reviews show very good overall ratings.

You can find 208.properties reviews on:

• Birdeye: Currently 4.5/5 stars based on 117 reviews
• ChamberofCommerce.com: Currently 4.4/5 stars based on 114 reviews
• Google: Currently 4.5/5 stars based on 110 reviews
• Facebook: Currently 4.8/5 stars based on 41 reviews
• Yelp: Currently 2.8/5 stars based on 11 reviews
• BBB.org: Currently 5.0/5 stars based on 8 reviews

Positive reviews focus on the phenomenal experiences, the quick and simple processes, the easy and smooth procedures, the prompt handling of maintenance requests, the friendly and accommodating staff, the hardworking team members, and the above-and-beyond customer service. In their negative reviews, customers complain about filthy properties, misleading practices, unexpected charges, and poor communication.

How to Get Started with 208.properties Property Management

To get started with the best property management company in Boise for affordability, real estate investors can send an email via the 208.properties website or call 208-806-1648.

Takeaway

These are the 6 best property management companies in Boise. By hiring one of them, investors can make passive income from real estate in this growing market. The best overall property managers for long-term and short-term rentals in Boise are HomeRiver Group and Awning, respectively. Investors with multiple properties should look into Nest Idaho Property Management, and those with different types of rentals can consider Boise Turnkey. Paramount Property Management allows owners to choose between different service plans, while 208.properties offers the most affordable rates in the Boise rental market.