Ohio Property Management: Top 5 Options

The Ohio real estate market offers profitable opportunities for both beginner and experienced rental property investors. In addition to having a significant number of renters, the state is also frequently visited by overnight guests, driving demand for both long-term and short-term rentals. Another positive factor is the low property prices, making this an affordable option for different types of 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 Ohio are:

• HomeRiver Group: Best Overall Property Management Company in Ohio
• Progressive Urban Property Management: Best for Different Property Types
• EquityTeam: Best for Portfolios
• Bridgestream Property Management: Best for Flexibility
• Evernest: Best Large-Scale Property Manager

How We Selected the Best Property Management Companies in Ohio

When looking for the top property managers in a market, you should take into account multiple factors in order to come up with a reliable, comprehensive list.

In our selection of the best property management companies in the State of Ohio, we focused on:

• Property management services: First and foremost, we searched for companies that provide comprehensive services of high quality so that Ohio investors can earn passive income from their rentals.
• Property management fees and costs: We included companies that have clear pricing models, with competitive rates and no hidden fees.
• Rental market coverage: We ranked property managers that cover different parts of the Ohio rental market.
• Property type coverage: We looked for companies that work with different types of residential properties rented out on a short-term and long-term basis to cover the needs of all investors.
• Company size and headquarters: We included both small, local and big, national property management firms as each model comes with its own pros and cons, and owners should be able to choose based on their needs and preferences.
• Use of technology and human efforts: We made sure that selected companies use the right mixture of technology and human interventions to optimize processes without ignoring the need for human efforts in the rental industry.
• Online reviews by property owners and renters: We considered the overall ratings of short-listed companies on reputable third-party websites and also read through individual reviews to identify the main advantages and disadvantages of each company.
• Value for money: Ultimately, we selected the 6 property management companies that bring the best value for money in Ohio.

HomeRiver Group: Best Overall Property Management Company in Ohio

HomeRiver Group is the largest, third-party property management company specializing in long-term rentals in the US market. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert launched the company in 2016, with headquarters in New York, NY. At the moment, HomeRiver Group manages 40,000+ rentals and 32,000+ homes within HOA associations in 31 US states. They have been able to achieve this wide market and property coverage by acquiring the best property managers in each location and turning them into partners. In the State of Ohio, the company works through two local offices: in Cincinnati and Columbus. HomeRiver Group is the absolute best property management company for long-term rentals in Ohio because of providing high-quality services at affordable rates.

HomeRiver Group Property Management Services

HomeRiver Group delivers comprehensive property management services including:

• Expert market analysis to maximize ROI
• Property marketing and advertising
• Extensive tenant screening
• Move-in coordination
• Rent collection
• Owner funds distribution
• Routine property inspections
• Maintenance
• Financial reporting
• Eviction protection

HomeRiver Group Property Management Locations

The Ohio branches of HomeRiver Group serve:

• Cincinnati
• College Hills
• Columbus
• Delhis
• Fairfield
• Forest Park
• Green Hills
• Harrison
• Mount Healthy
• Pleasant Run
• Springdale

HomeRiver Group Property Types

HomeRiver Group manages single-family homes and small multifamily properties rented out on a long-term basis.

HomeRiver Group Property Management Costs

The Ohio offices of HomeRiver Group do not provide information about the property management fees in the local market. In other locations, the company charges a mix of flat fees and percentages of monthly income to stay in line with local trends. In all cases, rates are competitive, starting at 5% of monthly revenue.

Property owners need to pay a leasing fee, a monthly management fee, a lease renewal fee, and property inspection fees.

HomeRiver Group Property Management Terms

HomeRiver Group works with an initial agreement of 6 or 12 months. After the end of the initial term, there are options for month-to-month contracts too.

HomeRiver Group Property Management Reviews

There are more than 1,000 online reviews of HomeRiver Group that reveal above-average overall ratings.

Positive reviews focus on the high quality of management services, the efficient processes, the prompt resolutions of issues with rentals, the responsiveness, the personability, the good organization, the helpfulness, and the on-time communication. Negative reviews discuss poorly maintained homes, problems with utilities and appliances, and poor communication.

How to Get Started with HomeRiver Group Property Management

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

Progressive Urban Property Management: Best for Different Property Types

Progressive Urban Property Management is a local, full-service property management company working with both single-family and multifamily homes across Cuyahoga County. Keith Brown founded the company, with headquarters in Cleveland, OH. The team aims to provide great experiences to both tenants and owners as they firmly believe that satisfied tenants lead to more profitable rentals for owners. Progressive Urban Property Management is the best property management firm in Ohio for investors with mixed portfolios because they work with various types of rentals.

Progressive Urban Property Management Services

Progressive Urban Property Management provides comprehensive services that include:

• Detailed rental analysis for maximum revenue
• Property listing, marketing, and advertising including high-quality photos, across multiple platforms
• Showings
• Tenant screening including credit, criminal, and prior rental history
• Detailed, compliant, and enforceable lease agreement preparation
• Move-in condition report documented with photos
• Rent collection
• Owner funds distribution
• Lease compliance
• Bills payments
• Regular inspections and detailed property evaluations
• 24/7 emergency responses
• Maintenance and repairs via experienced in-house staff and preferred vendors
• Financial reporting
• Monthly owner statements
• End-of-year 1099s

Progressive Urban Property Management Locations

Progressive Urban Property Management works across Cuyahoga County including:

• Cleveland
• Cleveland Heights
• Euclid
• Lakewood
• Middleburg Heights
• Parma
• Westlake

Progressive Urban Property Management Property Types

Progressive Urban Property Management takes care of different kinds of single-family homes as well as multifamily properties including entire apartment buildings. This wide diversity makes them the best property management company in Ohio for various types of rental properties.

Progressive Urban Property Management Costs

Progressive Urban Property Management offers four different service plans, depending on the number of rental units and the required services. These include:

Tenant Placement Only: This plan covers all services needed to lease a property.

• Leasing fee: One month’s rent for a minimum of $800 + $250 for voucher tenants
• One-time setup fee: $150

Single Family & Small Multifamily Management for 1-3 units at the same address: This plan covers everything in Tenant Placement Only plus the work needed to manage a few rental units.

• Leasing fee: One month’s rent + $250 for voucher tenants
• Monthly management fee: 10% of monthly rent for a minimum of $80
• One-time setup fee: $100-$150/unit
• Utility and other bill payment: $10/bill
• Eviction oversight and collections: Additional fee

Single Family & Small Multifamily Management for 4-9 units at the same address: This plan covers everything in Tenant Placement Only plus the work needed to manage a portfolio of rental units.

• Leasing fee: One month’s rent + $250 for voucher tenants
• Monthly management fee: 6% of monthly rent for a minimum of $60
• One-time setup fee: $75/unit
• Utility and other bill payment: $10/bill
• Eviction oversight and collections: Additional fee

Large Multifamily Management for 10-100 units: This plan covers everything in Tenant Placement Only plus the work needed to manage large multifamily rentals.

• Leasing fee: Custom
• Monthly management fee: 5%-9% of monthly rent
• One-time setup fee: Custom
• Utility and other bill payment: $10/bill
• Eviction oversight and collections: Additional fee

The flexible pricing model based on the number of units in an investor’s portfolio makes Progressive Urban Property Management a top Ohio property manager for mixed portfolios.

Progressive Urban Property Management Terms

Progressive Urban Property Management does not provide information about the management agreement that landlords need to sign. Thus, it’s recommended that interested investors get in touch with the team and ask for a copy to review diligently before making a decision.

Progressive Urban Property Management Reviews

There are more than 200 online reviews of Progressive Urban Property Management that show generally positive experiences.

You can find Progressive Urban Property Management reviews on:

• Birdeye: Currently 4.3/5 stars based on 72 reviews
• Google: Currently 4.3/5 stars based on 68 reviews
• ChamberofCommerce.com: Currently 4.1/5 stars based on 61 reviews
• Yelp: Currently 3.0/5 stars based on 4 reviews

Happy property owners and tenants highlight the magnificent job, the satisfactory services, the stressless processes, the useful app, the helpfulness, the thoughtfulness, the thoroughness, the friendliness, the understanding and fair employees, the truly amazing staff members, and the very quick responses to all questions and concerns. Unhappy customers complain about unlivable properties, multiple rental issues, lack of maintenance, greediness, incompetence, and unjustifiably high rates.

How to Get Started with Progressive Urban Property Management

To get started with the best property management company in Ohio for different property types, real estate investors with diversified portfolios can submit an online form on the Progressive Urban Property Management website or call 216-273-0200.

EquityTeam: Best for Portfolios

EquityTeam is a local, full-service property management company working with single-family homes and apartments in Cincinnati. Mark Thompson started the company in 2008, with headquarters in Cincinnati, OH. The team aims to put people first as people and relationships drive good service business. EquityTeam is the top property management company in Ohio for investors with portfolios since they offer major discounts for managing multiple rental properties.

EquityTeam Property Management Services

EquityTeam provides full-service property management covering:

• Property listings including high-quality photos and 360 virtual tour
• Listing syndication
• On-demand showings
• Tenant screening including national credit, criminal, and background checks and past rental history confirmation
• Lease signing
• Move-in and move-out coordination with comprehensive inspections
• Rent collection
• Owner payout disbursements
• Compliance with federal and state laws
• Insurance claims navigation
• Semi-annual inspections
• 24/7 maintenance calls
• Maintenance coordination via an excellent service provider network
• Detailed and transparent accounting
• Comprehensive financial reporting
• Evictions

In addition to these services, EquityTeam also provides the following protections to Ohio real estate investors:

• 90 Day Satisfaction Guarantee: Property owners can cancel services within the first 90 days and get back all management fees.
• 24 Hour Response Guarantee: The company will respond to all communication within 24 business hours or credit the owner's account with $25.
• Accounting Accuracy Guarantee: The property manager will credit the owner's account with 10% of the error amount in case they make an accounting error.
• 12 Month Stay Guarantee: EquityTeam will prorate the next lease if tenants do not stay for a minimum of 12 months.
• 21 Day Leasing Guarantee: The property management firm will waive management fees until they find a tenant in case they don’t get a property leased within 21 days on the market.
• Pet Damage Guarantee: The company will cover up to $1,000 in pet damage.
• Property Protection Guarantee: EquityTeam will cover up to $35,000 in property damage, under certain terms.
• Rent Protection Guarantee: The property management company will cover up to 25 weeks of lost rent.
• Eviction Protection Guarantee: The property manager will refund up to $6,000 in eviction costs.
• Reduced Repairs Guarantee: The company will credit the difference plus 10% of the difference amount in case property owners don’t save 10% or more on the retail cost of repair work.

EquityTeam Property Management Locations

The property management services delivered by EquityTeam are available in:

• Cincinnati
• Dayton

EquityTeam Property Types

EquityTeam manages single-family homes, apartments, and multifamily properties.

EquityTeam Property Management Costs

EquityTeam aims to provide a simple pricing model for investors in the Ohio real estate market. Costs include:

• Leasing fee: 59% of one month’s rent; 49% with ET+
• Monthly management fee: Starting at 9% of monthly rent
• Lease renewal fee: $199; $99 with ET+

For $49/month, property owners can opt in for ET+, which provides access to additional services and guarantees.

Owners of multiple units benefit from the following discounts:

• 3-9 units: 5% off
• 10-19 units: 10% off
• 20+ units: 15% off

The significant discounts for multiple properties make EquityTeam the best Ohio property manager for investors with rental portfolios.

EquityTeam Property Management Terms

EquityTeam does not work with long-term contracts, so property owners can cancel anytime. Under the 90 Day Satisfaction Guarantee, investors will be refunded for all management fees if they cancel in the first 90 days.

EquityTeam Property Management Reviews

Over 300 landlords and renters have reviewed the work of EquityTeam. Their reviews reveal very good overall ratings.

You can find EquityTeam reviews on:

• Birdeye: Currently 4.2/5 stars based on 174 reviews
• Google: Currently 4.2/5 stars based on 155 reviews
• Yelp: Currently 2.4/5 stars based on 14 reviews
• Zillow: Currently 4.5/5 stars based on 12 reviews
• BBB.org: Currently 3.0/5 stars based on 4 reviews

Positive reviews focus on the great experiences, the comfortable homes provided with all basic requirements, the good advice, the quick solutions to arising problems, the knowledge, the affordability, the super responsive maintenance team, the care for customers and properties, and the timely communication. Negative reviews discuss terrible experiences, dirty rentals, major property issues including black mold, scammy practices, and lack of communication.

How to Get Started with EquityTeam Property Management

To get started with the best property management company in Ohio for portfolios, landlords with multiple rentals can fill in an online form on the EquityTeam website or call 513-444-4010.

Bridgestream Property Management: Best for Flexibility

Bridgestream Property Management is a local, full-service property management company serving the Greater Dayton area. Mike Mefferd and Jason Brower established the company in 2020, with headquarters in Kettering, OH. The team strives to help property owners get more out of their real estate investments by working hand-in-hand with them to ensure investors achieve their full earning potential. Bridgestream Property Management is the best property management company in Ohio for flexible options as they offer four different service plans.

Bridgestream Property Management Services

Bridgestream Property Management supplies the following services to Ohio rental property owners:

• Property marketing including virtual tours
• Tenant screening including financial and criminal background checks and landlord verification
• Rent collection
• Owner earnings distribution
• Legal guidance
• Regular property inspections
• Proactive maintenance
• Prompt responding to maintenance requests
• Financial reporting
• Evictions
• Remodeling and renovations

Moreover, Bridgestream Property Management offers the following guarantees to Ohio landlords:

• Rent Collection Guarantee
• Insured Tenant Guarantee
• Good Tenant Guarantee
• 21 Day Lease Guarantee

Bridgestream Property Management Locations

Bridgestream Property Management covers the following areas in Ohio:

• Clayton
• Dayton
• Harrison Township
• Jeffersonville
• Kettering
• Miamisburg
• Riverside
• Trotwood
• Troy
• Washington Township

Bridgestream Property Management Property Types

Bridgestream Property Management works with single-family homes and apartments rented out on a long-term basis.

Bridgestream Property Management Costs

Property owners can choose from four different service packages that include:

Lease Only: This plan covers everything needed to place a quality tenant.

• Leasing fee: $999
• Virtual tour (optional): $150
• Tenant screening (optional): $150

Basic: This plan covers everything in Lease Only plus the basic services needed to run a long-term rental business.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 5% of monthly rent for a minimum of $60
• Lease renewal fee: $400
• One-time setup fee: $199
• Maintenance coordination: $35/work order
• Annual unit inspection: $149
• Eviction coordination: $100
• Monthly statements and 1099 filing: $150/year
• Rent Collection Guarantee (optional): $50

Full Service: This plan covers everything in Basic plus eviction coordination.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 7.5% of monthly rent for a minimum of $85
• Lease renewal fee: $250
• One-time setup fee: $199
• Maintenance coordination: $10/work order
• Annual unit inspection: $149
• Monthly statements and 1099 filing: $100/year
• Rent Collection Guarantee (optional): $40

Premium: This plan covers everything in Full Service plus maintenance coordination, monthly statements and 1099 filing, and Rent Collection Guarantee.

• Leasing fee: 75% of one month’s rent
• Monthly management fee: 10% of monthly rent for a minimum of $135
• Lease renewal fee: $150
• One-time setup fee: $99
• Annual unit inspection: $149

Moreover, the property management services provided to multifamily properties are priced separately.

The multiple services plans allow investors to choose the exact services and protection that they need, which makes Bridgestream Property Management the top property management firm in Ohio for flexible options.

Bridgestream Property Management Terms

Bridgestream Property Management does not specify the terms of the management agreement. Thus, interested landlords should contact the team and ask for a copy to review before committing to anything. It’s crucial to know how easy or not it is to cancel services should you not be fully satisfied.

Bridgestream Property Management Reviews

Over 100 real estate investors and tenants have written online reviews of the services delivered by Bridgestream Property Management. Their reviews show mixed experiences.

You can find Bridgestream Property Management reviews on:

• Google: Currently 3.5/5 stars based on 123 reviews
• BBB.org: Currently 1.0/5 stars based on 8 reviews

Satisfied landlords and tenants praise the impressive experiences, the outstanding services, the commitment to excellence, the professionalism, the dedication to serving customers, the responsiveness, the constant updates, the fast solutions to issues, and the open and transparent communication. Dissatisfied customers talk about horrible practices, lack of maintenance services, not working utilities and appliances, rude and unhelpful team members, and absence of communication.

How to Get Started with Bridgestream Property Management

To get started with the best property management company in Ohio for flexibility, rental property owners can submit an online form on the Bridgestream Property Management website or call 937-259-9818.

Evernest: Best Large-Scale Property Manager

Evernest is a national, full-service property management company handling single-family and multifamily rental properties. Matthew Whittaker launched the company in 2008, with headquarters in Birmingham, AL. Currently, Evernest has a portfolio of 15,000+ properties owned by 6,000+ investors in various markets in 17 US states. In Ohio, Evernest operates through two local offices: in Columbus and Toledo. The team aims to provide landlords with the opportunities afforded by national brands, while having boots on the ground in each location where they are present. Evernest is the top large-scale property management company in Ohio for delivering comprehensive services at competitive rates.

Evernest Property Management Services

Evernest offers full-service property management that comprises:

• Property marketing
• Tenant screening
• Rent collection
• Owner payout disbursement via direct deposit
• Annual property inspections and reports
• 24/7 tenant communication
• 24/7 maintenance management
• Maintenance work coordination
• Detailed financial reporting
• Year-end 1099 reporting
• Eviction assistance
• Rehab works

Furthermore, the Ohio offices of Evernest offer important protections to rental property investors in the local market, including:

• 21 Day Lease Guarantee: The firm will provide two months of free property management in case they don’t rent out a property within 21 days.
• Maintenance Guarantee: The company will fix any vendor- or installation-related problem with their maintenance work that occurs within the first year for free.
• Resident Eviction Guarantee: Evernest will replace a tenant at no cost should a resident get completely evicted in the first 12 months of their lease.
• 100% Happiness Guarantee: Property owners can cancel the management agreement at any point with no cost.
• Eviction Protection Plan (EPP): Evernest will cover all attorney fees, court costs, and setup charges needed to evict a tenant in addition to changing locks.
• Rent Protection Membership: The property management company will cover up to 11 months of lost rent for a maximum of $25,000.

Evernest Property Management Locations

Evernest covers the following parts of the Ohio market:

• Columbus: Clintonville, Downtown, Dublin, German Village, Grandview Heights, Hilliard, Short North, and University District
• Toledo

Evernest Property Types

Evernest manages single-family homes including townhomes and condos as well as multifamily properties of up to 50 units.

Evernest Property Management Costs

Evernest works with three service plans, the pricing of which depends on the number of units in an owner’s portfolio. The three packages include:

Prime: This plan is meant for the owners of a single rental property.

• Leasing fee: 50% of one month’s rent for a minimum of $500
• Monthly management fee: 10% of monthly rent
• Lease renewal fee: $250
• Annual property condition report: $149

Plus: This plan is meant for the owners of 2-4 rental units.

• Leasing fee: 50% of one month’s rent for a minimum of $500
• Monthly management fee: 9% of monthly rent
• Lease renewal fee: $250
• Annual property condition report: $149

Pro: This plan is meant for the owners of 5+ units.

• Leasing fee: 50% of one month’s rent for a minimum of $500
• Monthly management fee: 8% of monthly rent
• Lease renewal fee: $250
• Annual property condition report: $149

The discounts on the monthly property management fees available to investors with several rental properties makes Evernest a particularly good choice for the owners of portfolios in the Ohio market.

Evernest Property Management Terms

Under the 100% Happiness Guarantee, real estate investors can cancel services at any point, with no penalty or early-termination fees.

Evernest Property Management Reviews

Over 600 Ohio real estate investors and renters have reviewed the services of Evernest in the local market. Most of them share positive experiences.

You can find Evernest reviews focused on the Ohio market on:

• Birdeye: Currently 4.3/5 stars based on 310 reviews
• Google: Currently 4.3/5 stars based on 282 reviews
• BBB.org: Currently 1.11/5 stars based on 46 reviews

Happy rental property owners and tenants write about the outstanding experiences, the quick and smooth processes, the guidance, the helpfulness, the patience, the timeliness, the responsiveness, the prompt answers to all questions, the diligent follow up, and the great customer service. Unhappy customers mention lack of accountability, overpriced repairs, terrible accounting, poor information process, frequent changes of points of contact, and difficult communication.

How to Get Started with Evernest Property Management

To get started with the best large-scale property manager in Ohio, rental property investors can fill in an online form on the Evernest Columbus or Toledo office website or call 614-407-1399.

Takeaway

These are the 6 best property management companies in Ohio. The top property managers for long-term and short-term rentals are HomeRiver Group and Awning, respectively, as they offer full-service management at industry-low rates. Progressive Urban Property Management is a good choice for the owners of different types of rentals, while investors with portfolios can check out EquityTeam. Meanwhile, investors looking for flexible options can consider Bridgestream Property Management, and those who prefer to work with a large, national company can check out Evernest.