Indiana Property Management: Top 5 Options

The Indiana real estate market offers profitable investment opportunities for investors who know how to find good deals and manage properties well. Home values are below the national averages, while experiencing strong appreciation year-on-year.

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 Indiana are:

• HomeRiver Group: Best Overall Property Management Company in Indiana
• CRM Properties: Best for Flexible Options
• T&H Realty Services, Inc.: Best for Rental Portfolios
• EVERGROW Property Management: Best for Landlord Guarantees
• Select Property Management: Best for Rehabilitation Services

Meanwhile, you can also check out the top property managers in Indianapolis and the best property management companies in Fort Wayne.

How We Selected the Best Property Management Companies in Indiana

In our ranking of the best property management firms in Indiana, we focused on the following factors and indicators:

• Property management services: We searched for companies that provide high-quality, full-service property management, allowing investors to benefit from passive income in the Indiana real estate market.
• Property management fees and costs: We gave preference to property managers with clear, transparent pricing models, with competitive rates and no hidden fees.
• Geographical coverage: We selected property management companies that work in all areas of Indiana.
• Property type coverage: We looked for companies that manage different types of residential properties rented out on a short-term and long-term basis to cover the needs of diverse investors.
• Company size and headquarters: We chose both small, local property management companies and large, nationwide property managers as each style comes with its own pros and cons.
• Use of technology and human efforts: We made sure that selected companies utilize the latest real estate technology to optimize performance, without ignoring the need for human interventions in the rental business.
• Online reviews on reputable websites: We checked out the average ratings as well as individual reviews of short-listed Indiana property managers on trustworthy websites.
• Value for money: Ultimately, we ranked the 5 companies that provide the best value for money in Indiana.

HomeRiver Group: Best Overall Property Management Company in Indiana

HomeRiver Group is the biggest third-party, full-service property management company in the US market, taking care of long-term rentals. In the Indiana market, the company operates through two local offices. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert founded the company in 2016, with headquarters in New York, NY. Currently, HomeRiver Group manages 40,000+ rental homes and 32,000+ properties within HOA communities in 31 US states. The company has achieved this wide geographical and property coverage by acquiring the top property managers in each market and turning them into partners. HomeRiver Group is the best property manager in Indiana as it provides comprehensive services at very competitive rates.

HomeRiver Group Property Management Services

The branches of HomeRiver Group deliver the following property management services:

• Expert market analysis
• Marketing on the best online rental platforms
• Extensive tenant screening including verifiable income, solid rental history, and no red flags on criminal and credit reports
• Property leasing
• Lease signing
• Rent collection and processing
• Owner payout deposit by ACH processing
• Legal compliance
• Routine inspections
• Prompt handling of repairs and maintenance work
• Accounting
• Help with preparing a maintenance budget
• Payment of maintenance vendor bills
• Payment of monthly items
• Owner statements
• Detailed financial reporting
• Eviction protection
• Rehab and renovation works

HomeRiver Group Property Management Locations

HomeRiver Group covers the following areas of the Indiana market:

• Indianapolis: Avon, Broad Ripple, Brownsburg, Camby, Carmel, Center, Decatur, Downtown Indianapolis, Fishers, Franklin, Greenwood, Indianapolis, Lawrence, Noblesville, Perry, Pike, Plainfield, Warren, Washington, and Westfield
• Fort Wayne

HomeRiver Group Property Types

The Indiana offices of HomeRiver Group manage single-family homes, townhomes, condos, duplexes, and other small multifamily properties.

HomeRiver Group Property Management Costs

HomeRiver Group does not specify the property management fees structure in the Indiana market. In other locations, the company charges a mix of flat fees and percentages of rental income, starting at 4% of monthly rent, which is significantly less than what other top rental property management companies ask for.

Investors should expect to have to pay a leasing fee, a monthly management fee, a lease renewal fee, and routine property inspection fees.

HomeRiver Group Property Management Terms

HomeRiver Group does not supply a copy of the local management contract. In most markets, the company works with an initial contract of 6 or 12 months, after which there is the option to switch to month-to-month agreements.

HomeRiver Group Property Management Reviews

There are more than 800 online reviews of the services delivered by HomeRiver Group in Indiana. They show mixed experiences.

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

• Birdeye: Currently 3.4/5 stars based on 383 reviews
• Google: Currently 3.3/5 stars based on 355 reviews

Positive reviews focus on the efficient handling of day-to-day tasks, the smooth addressing of maintenance issues, the outstanding, professional, and caring team, the experienced staff members, and the efficient communication. Negative reviews mention multiple property problems, slow solutions to issues, rude and impolite staff, and lack of basic communication.

How to Get Started with HomeRiver Group Property Management

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

CRM Properties: Best for Flexible Options

CRM Properties is a local, full-service property management company working with different property types across Central Indiana. Chris Mullinax established the company in 2012, with headquarters in Kokomo, IN. The team aims to deliver incredible investment results to property owners and awesome rental experience to renters, based on the values of growth, ownership, organization, teamwork, integrity, and being proactive. CRM Properties is the best property management company in Indiana for flexibility as they offer three different management service plans to owners.

CRM Properties Property Management Services

CRM Properties covers the following comprehensive services in the Indiana rental market:

• Comparative market analysis to determine rental property pricing
• Online property marketing with professional photos on over 100 websites including Zillow and Trulia
• Property showings
• Tenant screening including credit check, employment verification, debt to income ratios, eviction history check, criminal history check, and previous landlord calls
• Preparing the lease agreement
• Move-in and move-out reports
• Property compliance walk-through
• Rent collection
• Owner funds disbursement via ACH
• Responsible resident communication
• Clear and transparent communication with property owners
• Annual pet inspections
• Emergency maintenance responses
• Routine repairs
• Accounting
• Financial reporting
• Annual statements and reports
• Annual financial performance evaluation
• Evictions
• Property renovation services

Besides the full-service management, CRM Properties offers a few important guarantees to property owners, including:

• Eviction Protection: CRM Properties will cover the eviction legal fees in case a resident needs to get evicted.
• Pet Damage Protection: The company will pay up to $2,500 in pet damage caused by pets placed by them.
• Sewage Lien Protection: The property manager guarantees that a sewage lien will not be placed on a property managed by them if a tenant fails to pay.

CRM Properties Property Management Locations

CRM Properties operates in:

• Broad Ripple
• Carmel
• Fishers
• Indianapolis
• Kokomo
• Lawrence
• Muncie
• Noblesville
• Plainfield
• Speedway
• Westfield
• Zionsville

CRM Properties Property Types

CRM Properties manages single-family homes, apartments, and multiplexes rented out on a long-term basis. They work with some Section 8 properties too.

CRM Properties Property Management Costs

Property owners in Indiana can choose from three different service packages, including:

Silver Plan: This plan includes the basic services needed to manage a long-term rental business.

• Leasing fee: One month’s rent for a maximum of $1,500
• Monthly management fee: 10% of monthly rent  for a maximum of $225
• Lease renewal fee: Additional cost

Gold Plan: This plan includes everything in Silver plus eviction protection or biannual property check.

• Leasing fee: One month’s rent for a maximum of $1,500
• Monthly management fee: 11% of monthly rent  for a maximum of $250
• Lease renewal fee: Additional cost

Platinum Plan: This plan includes everything in Silver plus both eviction protection and biannual property check.

• Leasing fee: One month’s rent for a maximum of $1,500
• Monthly management fee: 12% of monthly rent  for a maximum of $275
• Lease renewal fee: Additional cost

These diverse service plans make CRM Properties the best property management firm in the State of Indiana for flexible options. Landlords can choose the exact package that covers their needs in the most efficient way.

CRM Properties Property Management Terms

CRM Properties works with one-year management agreements.

CRM Properties Property Management Reviews

More than 1,000 landlords and renters have reviewed the services provided by CRM Properties. Their reviews show mixed experiences.

You can find CRM Properties reviews on:

• Birdeye: Currently 4.3/5 stars based on 572 reviews
• Google: Currently 4.4/5 stars based on 514 reviews
• Yelp: Currently 2.0/5 stars based on 8 reviews
• BBB.org: Currently 2.75/5 stars based on 4 reviews

Positive reviews highlight the wonderful experiences, the super easy and fast processes, the timely responses to maintenance requests, the quick and efficient implementation of repairs works, the infinitely helpful team members, the great customer service, and the effective communication. Negative reviews discuss properties not ready for move-in, not working utilities, refusals to address property issues, high prices, and unexpected charges.

How to Get Started with CRM Properties Property Management

To get started with the best property management company in Indiana for flexible options, property owners can submit an online form on the CRM Properties website or call 765-459-8034.

T&H Realty Services, Inc.: Best for Rental Portfolios

T&H Realty Services, Inc. is a local, full-service property management company serving the owners of A and B grade rental properties in Central Indiana. Jeremy Tallman and Scott Hallberg started the company in 2008, with headquarters in Indianapolis, IN. The team emphasizes client needs, great communication, integrity, education, advising, and teamwork. T&H Realty Services, Inc. is the best Indiana property manager for the owners of portfolios as they provide discounts for managing 5+ properties.

T&H Realty Services, Inc. Property Management Services

T&H Realty delivers full-service property management, including:

• Rental market analysis
• Pre-leasing walkthrough
• Extreme marketing program including the MLS, Zillow Premium Listing, Zillow 3D Home Tour, and Zillow Interactive Floorplan
• Extreme tenant screening
• Lease signing
• Move-in
• Property turnover coordination
• Professional onboarding
• Regular property checks
• 24/7 maintenance
• Monthly owner statements
• Year-end tax statements
• Eviction protection

T&H Realty Services, Inc. Property Management Locations

T&H Realty manages long-term rentals throughout Central Indiana, including:

• North Side: Anderson, Carmel, Fishers, Lebanon, Muncie, Noblesville, and Zionsville
• West Side: Avon, Brownsburg, and Plainfield
• South Side: Beech Grove, Greenwood, Franklin, Mooresville, and Shelbyville
• East Side: Greenfield

Moreover, they cover the following townships in Indianapolis:

• North: Lawrence Township, Pike Township, and Washington Township
• Central: Center Township, Warren Township, and Wayne Township
• South: Decatur Township, Franklin Township, and Perry Township

T&H Realty Services, Inc. Property Types

T&H Realty works with A and B grade single-family homes, condos, and multifamily properties that do not require on-site management and that generally earn $1,000 or more in monthly rent.

T&H Realty Services, Inc. Property Management Costs

T&H Realty offers four different service packages that include both tenant placement only and monthly management options, including:

Leasing Only Plan: This plan includes everything needed to place a tenant.

• Leasing fee: One month’s rent

Silver Plan: This plan includes everything in Leasing Only plus all basic services required for the day-to-day management of a rental property.

• Leasing fee: One month’s rent for a maximum of $1,500
• Monthly management fee: 10% of monthly rent

Gold Plan: This plan includes everything in Silver plus eviction protection plan or semi-annual property check.

• Leasing fee: One month’s rent for a maximum of $1,500
• Monthly management fee: 11% of monthly rent

Platinum Plan: This plan includes everything in Gold plus both eviction protection plan and semi-annual property check.

• Leasing fee: One month’s rent for a maximum of $1,500
• Monthly management fee: 12% of monthly rent

T&H Realty provides discounts to the owners of 5+ rental properties in the Central Indiana market. That’s what makes them the top property management company in Indiana for landlords with portfolios.

T&H Realty Services, Inc. Property Management Terms

T&H Realty does not specify the terms of the management agreement with which they work. Thus, interested investors should contact the team and ask for a copy to review beforehand.

T&H Realty Services, Inc. Property Management Reviews

Over 1,200 property owners and tenants have written online reviews of the work of T&H Realty Services, Inc. on third-party websites. Their reviews result in generally good overall ratings.

You can find T&H Realty Services, Inc. reviews on:

• Birdeye: Currently 4.3/5 stars based on 719 reviews
• Google: Currently 4.4/5 stars based on 611 reviews
• Yelp: Currently 4.0/5 stars based on 68 reviews
• BBB.org: Currently 2.25/5 stars based on 4 reviews

Happy landlords and tenants praise the nice rentals, the helpful advice and oversight, the courteousness, the care of the team, the fast resolutions of property problems, the exceptional customer service, the professionalism, and the quick responses to emails and phone calls. Unhappy customers talk about major rent increases, poor management of properties, suboptimal care for clients, lack of knowledge, and poor communication.

How to Get Started with T&H Realty Services, Inc. Property Management

To get started with the best property management company in Indiana for rental portfolios, landlords with multiple properties can  fill in an online form on the T&H Realty Services, Inc. website or call 317-255-7767. 

EVERGROW Property Management: Best for Landlord Guarantees

EVERGROW Property Management is a local, full-service property management company focusing on the Indianapolis market and all surrounding areas. Derek Gendig started the company in 2014, with headquarters in Greenwood, IN. The team strives to supply property management services that help each individual investor fulfill the financial success that is usually achieved by institutional funds. EVERGROW Property Management is the best property management firm in Indiana for landlord protection because they offer multiple guarantees along with comprehensive services.

EVERGROW Property Management Services

EVERGROW delivers full-service property management in Indiana that includes:

• Competitive rental price analysis
• Property marketing including professional photos and syndication across multiple platforms including Zillow and Trulia
• Tenant screening including credit check, debt to income ratio, employment verification, eviction history checks, previous landlord calls, and criminal history check
• Property evaluations with photos
• Rent collection
• Owner payouts via ACH processing
• Legal compliance
• Maintenance and repairs coordination, using trustworthy and quick-to-respond vendors
• Accounting
• Payment of maintenance vendor bills
• Payment of monthly items
• Financial reporting
• Monthly statements and reports
• End-of-year summary owner statements and 1099 preparations
• Eviction services

Furthermore, EVERGROW Property Management provides numerous guarantees to landlords, including:

• 2-Year Lease Guarantee: The company will secure a two-year lease agreement unless otherwise requested by the owner to provide consistent cash flow.
• No Marketing Fee Guarantee: Landlords do not need to pay marketing fees for a professional marketing strategy that combines professional photography, 3D walkthroughs, and measured floor plans.
• Maintenance & Repair Quality Guarantee: The maintenance work, implemented by a network of vetted vendors, has a one-year guarantee for workmanship.
• Timely Distribution & Statements Guarantee: Property owners receive collected rent and financial statements before the end of the month.
• On Demand Guarantee: Investors gain 24/7 access to all property information.
• Ethical & Fair Treatment Guarantee: The property manager is committed to defending the Ethical and Fair Housing Standards.

These guarantees make EVERGROW the best property management company in the State of Indiana for landlord protection.

EVERGROW Property Management Locations

EVERGROW provides property management services in:

• Avon
• Brownsburg
• Carmel
• Columbus
• Fishers
• Franklin
• Greenwood
• Indianapolis
• Mooresville
• Plainfield
• Westfield
• Whiteland

EVERGROW Property Management Property Types

EVERGROW manages single-family homes, condos, and small multifamily properties, usually rented out on a two-year basis.

EVERGROW Property Management Costs

EVERGROW offers two different service packages with flat fees, including:

Fundamental Package: This plan includes all basic services necessary to run a long-term rental business. It is usually chosen by owners of properties with rent below $1,000/month.

• Monthly management fee: $99
• Management account setup: $149 for the first unit; $99 for additional unit
• New resident placement/executed lease: $999
• Lease renewal/executed lease: 3% of total lease
• Acceptance of existing tenant lease: $249
• Move-in and move-out evaluations: $120
• Annual evaluation: $95
• Annual landlord registration: $45
• Utility bill payment: $5/bill

Advanced Package: This plan includes everything in Fundamental plus additional services being covered by the monthly fee. It is usually chosen by owners of properties with rent above $1,000/month.

• Monthly management fee: $199
• Management account setup: $99 for the first unit; $0 for additional unit

EVERGROW Property Management Terms

The EVERGROW Property Management website does not have a copy of the management contract that property owners need to sign. Thus, interested landlords are advised to get one to review diligently before deciding if this is the best Indian property manager for their particular needs. In specific, it is crucial to know how easy or not it is to opt out of services should you not be 100% happy.

EVERGROW Property Management Reviews

More than 200 real estate investors and tenants have reviewed the work of EVERGROW Property Management. Their reviews show excellent overall experiences.

You can find EVERGROW Property Management reviews on:

• Birdeye: Currently 4.6/5 stars based on 129 reviews
• Google: Currently 4.6/5 stars based on 121 reviews
• Facebook: Currently 1.8/5 stars based on 7 reviews
• Yelp: Currently 5.0/5 stars based on 2 reviews

Satisfied property owners and renters highlight the great services, the effortless, streamlined process, the outstanding professionalism, the empathy, the integrity, the tenacity, and the prompt and helpful responses to questions. Dissatisfied customers complain about unnecessarily complicated procedures, poor customer service, and lack of communication.

How to Get Started with EVERGROW Property Management

To get started with the best property management company in Indiana for landlord guarantees, rental property owners can submit an online form via the EVERGROW Property Management website for free rental analysis or call 463-232-6986.

Select Property Management: Best for Rehabilitation Services

Select Property Management is a local, full-service property management firm working with high-end single-family homes, condos, and multifamily properties in North East Indiana. Vince Brown founded the company in 2015, with headquarters in Fort Wayne, IN. The team works towards making a positive impact on the lives of clients, residents, and the community by providing the highest quality of property management services and staying on top of industry and technology trends. Select Property Management is the best property manager in Indiana for rehabilitation services as they support owners in getting properties ready for renting through various projects.

Select Property Management Services

Select Property Management offers comprehensive services that include:

• Custom rental analysis
• Make-ready project management including rehab and cleaning
• Property marketing and advertising including high-quality photos and video virtual tour
• 12-point tenant screening including income and employment verification, credit check, landlord verification, eviction check, public records, criminal check, bankruptcy check, credit history, and pet verification
• Pet screening
• Lease preparation and signing
• Move-in condition documentation
• Move-in coordination
• Utility transfer
• Rent collection
• Owner payments via ACH
• Lease enforcement
• HOA communication
• Annual property inspections
• 24/7 maintenance service
• Maintenance coordination
• Financial reporting
• Monthly owner statements
• Year-end tax statements
• Eviction services

In addition, Select Property Management has the capacity to help investors with fixer uppers to get them ready to rent with expert project coordination and a preferred network of skilled professionals. That’s why this is the best Indiana property management company for rehab services.

Moreover, Select Property Management provides investors with multiple level-protection, including:

• Resident Placement Guarantee: Select Property Management will place a new tenant for free in case a tenant placed by them breaks the lease in the first 12 months.
• Rent Deposit Guarantee: The property manager deposits the owner funds by the 10th of each month.
• Management Fee Guarantee: Landlords pay management fees only if rent has been successfully collected.
• Leasing Fee Guarantee: Property owners don’t pay a leasing fee until a lease has been signed and the resident has paid.
• Response Time Guarantee: The company responds to all communication within 24 business hours.
• 30 Day Contract Guarantee: The property manager works with month-to-month management agreements, and investors are free to cancel at any point, with no termination fees.
• Legal Compliance Guarantee: The lease agreement is reviewed and approved by a top Indiana law firm to confirm compliance with all applicable laws.

Select Property Management Locations

Select Property Management covers the following areas of the Indiana market:

• Aboite
• Allen County
• Columbia City
• Fort Wayne
• Huntertown
• New Haven
• Roanoke

Select Property Management Property Types

Select Property Management works with single-family homes, condos, and multiplexes rented out for a period of 12 to 24 months.

Select Property Management Costs

Property owners can choose between two service packages, depending on the included services. These are:

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

• Leasing fee: One month’s rent

Premium Leasing & Management Package: This plan covers everything in Leasing Only plus all the services needed to manage a long-term rental.

• Leasing fee: One month’s rent
• Monthly management fee: Starting at 9% of monthly rent
• Lease renewal fee: $200
• Maintenance coordination: 10% markup
• Annual property inspection: $75

Select Property Management Terms

Under the 30 Day Contract Guarantee, rental property investors can cancel the management agreement at any point, with no penalty fees.

Select Property Management Reviews

There are over 250 online reviews of the services provided by Select Property Management, revealing mixed experiences.

You can find Select Property Management reviews on:

• Birdeye: Currently 3.9/5 stars based on 135 reviews
• Google: Currently 4.0/5 stars based on 131 reviews
• Yelp: Currently 1.5/5 stars based on 6 reviews
• BBB.org: Currently 1.5/5 stars based on 2 reviews

Positive reviews focus on the quick and smooth processes, the low vacancy rates, the prompt addressing of maintenance requests, the fast responses to questions and problems, the extensive documentation, the regular updates, the helpful and respectful team that goes the extra mile, and the professional and responsive staff. Negative reviews discuss dirty and disgusting rentals, lack of clean water, unreasonable rent increases, and lack of professionalism.

How to Get Started with Select Property Management

To get started with the best property management company in Indiana for rehabilitation services, rental property investors can fill in an online form on the Select Property Management website or call 260-702-3636.

Takeaway

These are the 6 best property management companies in Indiana. HomeRiver Group and Awning are the top property managers for long-term and short-term rentals in the State of Indiana, respectively. Investors looking for flexible options should consider CRM Properties, while those who value protection and guarantees can check out EVERGROW Property Management. T&H Realty Services, Inc. is the best property manager for the owners of portfolios, and Select Property Management offers more rehab and renovation services than other local firms.