Delaware Property Management: Top 5 Options

The Delaware real estate market is a good investment location in 2023. The affordable property prices, the stable appreciation, the low property taxes, and the conducive business environment assure strong short-term and long-term gains to rental property investors.

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 Delaware are:

• HomeRiver Group: Best Overall Property Management Company in Delaware
• Delaware Realty Management: Best for Flexible Options
• Advanced Realty Solutions: Best for Maintenance
• White Robbins Property Management: Best for Landlord Guarantees
• Real Property Management Diamond: Best Large-Scale Property Manager

How We Selected the Best Property Management Companies in Delaware

In our selection of the best property management companies in the State of Delaware, we used multiple factors in order to provide reliable, objective results:

• Property management service coverage and quality: We looked for companies that deliver high-quality, comprehensive services so that Delaware rental property investors can earn passive income.
• Property management fee structure: We chose companies with clear, straightforward pricing models, with competitive rates and no hidden fees.
• Rental market coverage: We selected property managers that operate across the entire Delaware market.
• Rental property coverage: We searched for companies that work with all types of residential properties rented out on a short-term and long-term basis to serve the needs of all investors in the Delaware market.
• Company size and headquarters: We ranked both small, local property managers and large-scale, nationwide companies as each style of property management comes with its own unique benefits and drawbacks.
• Use of technology and human interventions: We focused on companies that strike the right balance between technology and human efforts to optimize processes and maximize results.
• Property owner and renter reviews on third-party websites: We checked out the overall ratings and individual reviews of short-listed property management companies.
• Value for money: Ultimately, we chose the 5 property management companies that bring the best value for money in the State of Delaware.

HomeRiver Group: Best Overall Property Management Company in Delaware

HomeRiver Group is the largest third-party property management company in the US, with a strong presence in the Delaware market. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert started the company in 2016, with headquarters in New York, NY. Now, HomeRiver Group works with over 40,000 rental homes and more than 32,000 properties within HOA communities in 32 US states. The team has been able to achieve this wide market and property coverage by acquiring the top property managers in each city and turning them into partners. This is the best property management firm in Delaware for long-term rentals as it provides comprehensive services at competitive rates.

HomeRiver Group Property Management Services

The Delaware office of HomeRiver Group provides full-service property management covering:

• Expert market analysis to maximize return on investment
• Marketing and advertising
• Extensive tenant screening
• Move-in coordination
• Rent collection
• Owner funds disbursement
• Routine inspections
• Maintenance and repairs
• Accounting
• Detailed financial reporting
• Evictions

HomeRiver Group Property Management Locations

The Delaware branch of HomeRiver Group operates in the following areas of Delaware and Maryland:

• Bethany Beach
• Delaware City
• Dewey Beach
• Ocean City
• Ocean Pines-Berlin
• Ocean View
• Salisbury

HomeRiver Group Property Types

HomeRiver Group manages single-family and small multi family homes.

HomeRiver Group Property Management Costs

HomeRiver Group Delaware does not explain the management fee structure in the local market. In other locations, the company charges a mix of flat fees and percentages of rental income, in line with local trends. Rates are always competitive, especially taking into account the comprehensive services.

Delaware landlords can expect to have to pay a leasing fee, a monthly property management fee, a lease renewal fee, and an inspection fee.

HomeRiver Group Property Management Terms

The HomeRiver Group Delaware office website does not explain the details of the local management agreement. Thus, real estate investors should get in touch with the local team and ask for a copy to review. You should know how easy it is to opt out of services if you are not fully satisfied.

HomeRiver Group Property Management Reviews

There are no online reviews of the work of the Delaware branch of HomeRiver Group in specific. However, there are more than 1,000 general reviews that reveal positive overall experiences.

You can find general HomeRiver Group reviews on:

• Birdeye: Currently 3.6/5 stars based on 541 reviews
• Google: Currently 3.7/5 stars based on 496 reviews

Satisfied property owners and tenants talk about the high-quality services, the efficiency in processes, the quick solutions to property problems, the responsive and personable staff members, the organized and helpful teams, and the prompt communication. Dissatisfied customers mention poorly maintained properties, issues with utilities, problems with appliances, and bad communication practices.

How to Get Started with HomeRiver Group Property Management

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

Delaware Realty Management: Best for Flexible Options

Delaware Realty Management is a local, full-service property management company serving multiple areas in the Delaware market. Jane Perillo and Laura Stayton founded the company in 2002, with headquarters in Newark, DE. The team is dedicated to providing big-company property management services while offering all the advantages of small-business customer service. Delaware Realty Management is the top Delaware property manager for flexible options as property owners can choose from 3 service packages with additional optional services for each.

Delaware Realty Management Services

Delaware Realty Management provides the following services:

• Rent range recommendation
• Showings including an automated showing system and in-person showings
• Tenant screening including credit, background, and eviction reports, income verification, and landlord references
• Lease preparation and signing
• Tenant communications
• Lease enforcement and notices
• Rent monitoring and collection
• Owner earnings direct deposit
• 24/7 emergency maintenance
• Overseeing  maintenance coordination
• Financial reporting
• Monthly statements
• Annual 1099s
• Annual reports for tax accounting

Delaware Realty Management Locations

Delaware Realty Management covers multiple areas in the State of Delaware including:

• Bear
• Middletown
• New Castle
• Newark
• Pike Creek
• Wilmington

Delaware Realty Management Property Types

Delaware Realty Management works with different types of single-family and multifamily homes rented out on a long-term basis.

Delaware Realty Management Costs

Delaware Realty Management offers 3 different service packages including:

Landlord Assistance: This plan covers the services needed to place a tenant on a property, with discounts for 10+ properties.

• Leasing fee (optional): 85% of one month’s rent when using the showing system; one month’s rent for a minimum of $750 for in-person showings
• Tenant screening and application processing: $99
• Lease preparation: $250
• Lease renewal fee: $250

Management Lite: This plan covers everything in Landlord Assistance (optional) plus the basic tasks related to managing a long-term rental property business.

• Leasing fee (optional): 70% of one month’s rent when using the showing system; 80% of one month’s rent for a minimum of $750 for in-person showings
• Monthly management fee: 6% of monthly rent; 5% of monthly rent for 25+ properties
• Lease renewal fee: Discounted rate

Full Service Property Management: This plan covers everything in Landlord Assistance (optional) and Management Lite plus some extra services.

• Leasing fee (optional): 70% of one month’s rent when using the showing system; 80% of one month’s rent for a minimum of $750 for in-person showings
• Monthly management fee: 9% of monthly rent
• Lease renewal fee: Discounted rate

The multiple options make Delaware Realty Management the best property manager in Delaware for flexibility. Moreover, the discounts available for the owners of several properties make the company a good choice for investors with rental portfolios.

Delaware Realty Management Terms

The website of Delaware Realty Management does not discuss the terms of the management agreement that owners need to sign. Thus, it’s recommended that interested property owners get in touch with the team and ask to see a copy that they can review in detail.

Delaware Realty Management Reviews

More than 60 property owners and renters have reviewed the work of Delaware Realty Management. Their reviews show excellent overall experiences.

You can find Delaware Realty Management reviews on:

• Google: Currently 4.7/5 stars based on 43 reviews
• Facebook: Currently 5.0/5 stars based on 23 reviews
• Yelp: Currently 5.0/5 stars based on 2 reviews

Happy landlords and tenants highlight the excellent services, the easy and painless processes, the timely handling of maintenance requests, the team going above and beyond, the super helpful, extremely professional, and responsive staff members, and the quick communication. Unhappy customers mention subpar maintenance and rude staff.

How to Get Started with Delaware Realty Management

To get started with the best property management company in Delaware for flexible options, real estate investors can submit an online form via the Delaware Realty Management website or call 302-995-2535.

Advanced Realty Solutions: Best for Maintenance

Advanced Realty Solutions (ARS) is a local, full-service property management firm that covers different types of residential properties in multiple parts of Delaware. Omar Josephs started the company in 2009, with headquarters in Wilmington, DE. The team strives to support real estate investors in every step of their journey as landlords. Advanced Realty Solutions is the best property manager in Delaware for maintenance as they provide more services in this aspect than other companies in the state.

Advanced Realty Solutions Property Management Services

The full-service property management services covered by ARS include:

• Property marketing and advertising
• Property showings
• Tenant screening including credit and background checks
• Holding security deposits
• Tenant communication
• Rent collection
• Owner payout disbursement
• Property inspections
• Managing work orders
• Providing emergency maintenance
• Managing property repairs
• Managing water bills
• Financial reporting and statements
• Sending late rent notices
• Evictions

When first onboarding a property, ARS can help get the unit ready by providing services ranging from painting to plumbing. The company has an in-house maintenance team that can quickly respond to tenant complaints or service requests. This makes ARS the top property management company in the State of Delaware for maintenance services.

Advanced Realty Solutions Property Management Locations

ARS operates throughout Delaware including the following cities and the surrounding areas:

• Bear
• Claymont
• Delaware City
• Hockessin
• Middletown
• New Castle
• Newark
• Wilmington

The company also works in some cities in Pennsylvania.

Advanced Realty Solutions Property Types

ARS works with single-family homes, townhouses, condos, and multifamily properties.

Advanced Realty Solutions Property Management Costs

ARS does not provide information about the fees that they charge for the property management services that they offer. So, investors need to get in touch with the company and inquire in order to make sure that rates are competitive.

Advanced Realty Solutions Property Management Terms

ARS does not specify the terms of the property management contract, so property owners need to contact them and get a copy to review before deciding if this is indeed the best property manager in Delaware for their needs.

Advanced Realty Solutions Property Management Reviews

There are more than 40 online reviews of Advanced Realty Solutions that lead to very good overall ratings.

You can find Advanced Realty Solutions reviews on:

• Google: Currently 4.1/5 stars based on 37 reviews
• Facebook: Currently 4.2/5 stars based on 5 reviews

Satisfied investors and renters praise the positive experiences, the excellent homes, the professionalism, the regular updates, the caring and understanding staff members, the amazing and respectful team, the quick responses to questions and concerns, and the awesome communication. Dissatisfied customers mention terrible services, higher than expected charges, financial mistakes, and lack of proper communication.

How to Get Started with Advanced Realty Solutions Property Management

To get started with the best property management company in Delaware for maintenance, landlords can fill in an online form on the Advanced Realty Solutions website or call 302-691-7043.

White Robbins Property Management: Best for Landlord Guarantees

White Robbins Property Management is a local, family-owned, full-service property management company handling long-term rentals throughout Delaware and in nearby Pennsylvania areas. Tucker Robbins and Carol Arnott-Robbins established the company in 1989, with headquarters in Wilmington, DE. As one of the oldest property management firms in Delaware, the company offers the professionalism of a team of experts combined with the relationship of a family-owned business. White Robbins Property Management is the best Delaware property manager for landlord protection as they offer more guarantees than other companies operating in the local market.

White Robbins Property Management Services

White Robbins Property Management covers:

• Custom market analysis to determine the ideal rent to maximize rental investment return
• Marketing including professional photos, video walk through tours, and 3D virtual tours
• Getting properties rent-ready including professional cleaning, professional carpet cleaning, painting, working windows, garage floor broom cleaning, lawn cutting and trimming, landscaping, smoke detectors, CO detectors, working lights, working systems and appliances, covered exterior windows, and wood burning fireplace cleaning
• Online and physical showings
• Best-in-class, in-house tenant screening including income, employment, credit score, prequalifications, eviction check, landlord verification, public record, criminal check, pet verification, and collection history
• Lease preparation and signing
• Move-in condition report
• Move-in coordination
• Utility transfer
• Lease enforcement
• Rent collection
• Sending late rent notices
• Owner funds distribution via ACH
• HOA communication
• Routine inspections including reports with photos
• 24/7 emergency maintenance
• Maintenance coordination via prescreened vendors
• Accounting via AppFolio
• Financial reporting
• Monthly statements
• Eviction protection

In addition to full-service property management, White Robbins also provides the following guarantees to Delaware real estate investors:

• Eviction Guarantee: The company will reimburse property owners with up to $1,000 in eviction legal fees.
• Happiness Guarantee: The property manager works with month-to-month agreements, and landlords can cancel at any time with no penalty or termination fees if they are not fully happy.
• Rental Payment Guarantee: The tenant’s rent will be in the property owner’s account by the 15th of the month.
• Management Fee Guarantee: White Robbins Property Management gets paid only when they collect rent.
• Leasing Fee Guarantee: The company does not get paid a leasing fee until a lease has been signed and funds from the tenant have been received.
• Response Time Guarantee: The property management company pledges to respond to all communication within 24 business hours.

These guarantees make White Robbins Property Management the best property manager in the State of Delaware for landlord protection.

White Robbins Property Management Locations

White Robbins Property Management works across Delaware and in nearby Pennsylvania areas including:

• Delaware: Arden, Bear, Bellefonte, Claymont, Delaware City, Elsmere, Greenville/Centerville, Hockessin, Middletown, Newark, New Castle, Newport, North Wilmington, Pike Creek, Smyrna, Stanton, Townsend, and Yorklin
• City of Wilmington: Brandywine Hills, Brandywine Village, Cool Spring, Happy Valley, Hilltop, Riverfront, The Highlands, The Triangle, Trolley Square/Forty Acres, Union Park Gardens, Wawaset Park, and Westmoreland
• Pennsylvania: Avondale, Avon Grove, Chadds Ford, Glenn Mills, Kennett, Landenberg, Unionville, West Chester, and West Grove

White Robbins Property Management Property Types

White Robbins Property Management takes care of single-family homes, townhomes, condos, and small apartment complexes that do not require on-site management.

White Robbins Property Management Costs

White Robbins Property Management offers 2 service plans including leasing only and comprehensive services. The associated fees are as follows:

Lease Only: This plan covers everything needed to rent out a property.

• Leasing fee: One month’s rent

Full Service Management and Leasing: This plan covers everything in Lease Only plus all services needed to manage a rental property including access to all available guarantees.

• Leasing fee: One month’s rent
• Monthly management fee: 10% of monthly rent

This is a very clear straightforward pricing model with no hidden fees.

White Robbins Property Management Terms

Unlike most Delaware property management companies, White Robbins works with month-to-month contracts. Under the Happiness Guarantee, property owners can cancel the agreement as soon as they are not happy with services with no penalty fees and no termination fees.

White Robbins Property Management Reviews

Over 200 real estate investors and tenants have written online reviews of White Robbins Property Management on third-party websites. Their reviews show very good overall ratings.

You can find White Robbins Property Management reviews on:

• Birdeye: Currently 4.3/5 stars based on 113 reviews
• Google: Currently 4.4/5 stars based on 105 reviews
• Facebook: Currently 5.0/5 stars based on 5 reviews
• Yelp: Currently 1.3/5 stars based on 3 reviews

Positive reviews focus on the perfect experiences, the wonderful approaches, the attentiveness to customer needs, the availability, the responsiveness, the incredibly professional and efficient team, the friendly and knowledgeable staff that goes above and beyond, and the prompt communication. Negative reviews discuss high vacancies, inaccurate processes, extreme lack of care and attention to detail, unexpected fees, and unprofessional and rude staff.

How to Get Started with White Robbins Property Management

To get started with the best property management company in Delaware for landlord guarantees, property owners can submit an online form via the White Robbins Property Management website or call 302-478-5555.

Real Property Management Diamond: Best Large-Scale Property Manager

Real Property Management Diamond is a franchise of Real Property Management serving several areas in the State of Delaware. Kirk McGary and Doug Oler started the parent company in 1986, with headquarters in Salt Lake City, UT. Currently, the company manages residential properties in multiple markets in the US and Canada, through 300 franchises. Real Property Management was established in 2019, with headquarters in Lewes, DE. This is the best large-scale property management company in Delaware for providing high-quality services under different packages.

Real Property Management Diamond Services

Real Property Management Diamond delivers comprehensive services that include:

• Setting a competitive monthly rental rate based on comprehensive analysis of the property, the local market, and area rental market rates
• Thorough tenant screening including credit, background, employment verification, and residency/rental history
• Tenant selection
• Professionally prepared leases
• Lease signing
• Security deposit collection
• Move-in and move-out property condition review
• Legal and financial compliance
• Rent collection
• Owner payout disbursement
• Periodic property evaluations
• Cost-effective, reliable maintenance via in-house staff and an extensive network of trustworthy contractors and vendors
• Comprehensive accounting
• Financial reporting
• Itemized statements and tax documentation
• Eviction protection

Furthermore, Real Property Management Diamond provides the following protections to property owners:

• Rented in 29 Days or Less Guarantee: Landlords don’t have to pay the first month management fee if the company doesn’t place a tenant in the first 29 days.
• 180 Day Resident Placement Guarantee: The property manager will place a new tenant for free if a resident leaves in the first 180 days.
• HVAC Filter Placement Guarantee: Real Property Management Diamond directly mails the appropriate A/C filters with each new lease renewal and new resident.
• SureVestor: Property owners get access to the SureVestor landlord insurance.
• Rent Default Insurance: Landlords get access to the Steady insurance which covers up to 3 months of lost rent under different conditions.

Real Property Management Diamond Locations

Real Property Management Diamond serves the following areas in Delaware:

• Bethany Beach
• Dover
• Georgetown
• Lewes
• Middletown
• Milford
• Millsboro
• Rehoboth Beach
• Sussex County

Real Property Management Diamond Property Types

Real Property Management Diamond manages mostly single-family homes but also some condos and multifamily properties.

Real Property Management Diamond Costs

Property owners can choose from 3 different service package plans including:

Standard: This plan covers all basic services needed to run a rental property business.

• Monthly management fee: 9.9% of monthly rent

Enhanced: This plan covers everything in Standard plus semi annual maintenance inspection, 180 Day Resident Placement Guarantee, Rented in 29 Days or Less Guarantee, and HVAC Filter Replacement Guarantee.

• Monthly management fee: 11.9% of monthly rent

Premium: This plan covers everything in Enhanced plus Rent Default Insurance.

• Monthly management fee: 13.9% of monthly rent

A Resident Placement plan is also available.

Real Property Management Diamond Terms

Real Property Management Diamond does not provide a copy of the management contract applicable in the Delaware market. Thus, interested landlords should get in touch with the local team and ask for a copy to revise.

Real Property Management Diamond Reviews

There are more than 40 online reviews of the work of Real Property Management Diamond that result in excellent overall ratings on third-party websites.

You can find Real Property Management Diamond reviews on:

• Google: Currently 4.7/5 stars based on 18 reviews
• Birdeye: Currently 4.7/5 stars based on 18 reviews
• Facebook: Currently 5.0/5 stars based on 5 reviews

Happy rental property owners and tenants write about the exceptional property management services, the very positive experiences, the outstanding performance, the professionalism, the smooth and seamless processes, the helpful and responsive team, and the friendly and welcoming staff. Unhappy customers complain about terrible practices and zero communication.

How to Get Started with Real Property Management Diamond

To get started with the best large-scale property manager in Delaware, rental property investors can fill in an online form on the Real Property Management Diamond website or call 302-313-7700.

Takeaway

Investing in a rental property in the State of Delaware can be very profitable, provided that it is managed efficiently. These are the 6 best property management companies in Delaware. The top property managers for long-term and short-term rentals are HomeRiver Group and Awning, respectively. Investors looking for flexibility can check out Delaware Realty Management, while those valuing protection should consider White Robbins Property Management. Advanced Realty Solutions offers superior maintenance, and property owners who prefer to work with a large-scale, national company should check out Real Property Management Diamond.