Idaho Property Management: Top 5 Options

The Idaho real estate market provides profitable opportunities. The strong labor market and the affordable cost of living are attracting new residents, many of whom choose to rent as property prices remain above the national average. Meanwhile, Idaho rental properties are affordable for investors who have access to more financial options than homebuyers.

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 Idaho are:

• HomeRiver Group: Best Overall Property Management Company in Idaho
• Nest Idaho Property Management: Best for Single-Family Homes and Apartments
• Jacob Grant Property Management: Best for Portfolios of Rental Properties
• Elite Rentals: Best for Landlord Guarantees
• Keyrenter Boise Property Management: Best Large-Scale Property Manager

You can check out the best property management companies in Boise here.

How We Selected the Best Property Management Companies in Idaho

When choosing the top property managers in a market, a number of different factors and indicators need to be taken into consideration in order to come up with reliable and comprehensive results.

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

• Property management services: First and foremost, we looked for companies that deliver comprehensive services of high quality so that Idaho investors can enjoy passive income from their rental property investments.
• Property management fees: We searched for firms that implement clear pricing models, with competitive rates and no hidden fees.
• Market coverage: We included property managers that serve different parts of the Idaho market.
• Rental property type coverage: We ranked property management companies working with various kinds of residential properties rented out on a short-term and long-term basis to meet the requirements of all investors.
• Company size and headquarters: We selected both small, local and big, nationwide companies as each style of property management comes with its own pros and cons and investors should be able to choose based on their preferences.
• Use of technology and human efforts: We made sure that included companies benefit from the latest technology to optimize their operations without ignoring the need for human interventions in the rental business.
• Online reviews by property investors and renters: We checked the overall ratings of short-listed companies on reputable third-party websites and also read through individual reviews by existing customers.
• Value for money: At the end, we prioritized the 5 property management companies that bring the best value for money in the Idaho market.

HomeRiver Group: Best Overall Property Management Company in Idaho

HomeRiver Group is the biggest third-party property management company specializing in long-term rentals in the US market. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert established the company in 2016, with headquarters in New York, NY. Currently, the company manages over 40,000 rental properties and more than 32,000 homes within HOA associations in 31 US states. They have achieved this nationwide coverage by acquiring the best property managers in each market and turning them into partners. In Idaho, HomeRiver Group operates through three local offices: Boise, Idaho Falls, and Twin Falls. This is the best property management company for long-term rentals in Idaho because they deliver comprehensive services at competitive rates.

HomeRiver Group Property Management Services

The Boise, Idaho Falls, and Twin Falls offices of HomeRiver Group deliver full-service property management including:

• Getting properties ready for leasing
• Pricing rentals 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
• Move-in coordination
• Rent collection
• Owner payout distribution
• Routine property 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

The Idaho branches of HomeRiver Group cover the following areas:

• Ada County
• Ammon
• Blackfoot
• Boise
• Caldwell
• Canyon County
• Cox
• Eagle
• Firth
• Garfield
• Goshen
• Grant
• Idaho Falls
• Iona
• Kuna
• Lincoln
• Magic Valley
• Meridian
• Mountain Home
• Nampa
• Osgood
• Rexburg
• Rigby
• Roberts
• Shelley
• Star
• Sugar City
• Thornton
• Treasure Valley
• Twin Falls
• Twin Falls County
• Ucon

HomeRiver Group Property Types

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

HomeRiver Group Property Management Costs

HomeRiver Group charges the following fees in the Boise market (with similar rates in the rest of Idaho):

• Leasing fee: 25% of one month’s rent
• Monthly management fee: 9% of  monthly rent for single-family home; 8%-9% for 4-9 units; 7% for 10-19 units; custom for 20+ units
• Lease renewal fee: 15% of one month’s rent
• Biannual inspections: 75/unit
• HVAC tune-up: $89-$99/service
• Gutter cleaning: Starting at $135
• Tenant holiday gift: $50
• Eviction protection: $99/year

The HomeRiver Group management fees are highly competitive, especially for a portfolio of rental properties. Combined with the comprehensive services, they make this the best overall property management firm in Idaho for long-term rentals.

HomeRiver Group Property Management Terms

HomeRiver Group works with initial agreements of 6 or 12 months, after which month-to-month options become available too.

HomeRiver Group Property Management Reviews

Over 3,400 Idaho rental property owners and tenants have written online reviews of HomeRiver Group on third-party websites. Their reviews show overall positive experiences.

You can find HomeRiver Group reviews focused on Idaho on:

• Google: Currently 3.9/5 stars based on 1,432 reviews
• ChamberofCommerce.com: Currently 3.8/5 stars based on 1,406 reviews
• Birdeye: Currently 3.9/5 stars based on 568 reviews
• Facebook: Currently 3.7/5 stars based on 47 reviews

Happy Boise real estate investors and renters highlight the great experiences, the well-maintained rentals, the prompt handling of repairs, the friendliness, the helpfulness, the delightful team members, the timeliness of services, and the clear and efficient communication. Unhappy customers write about pest issues, delayed maintenance works, unexpected fees, and poor customer service.

How to Get Started with HomeRiver Group Property Management

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

Nest Idaho Property Management: Best for Single-Family Homes and Apartments

Nest Idaho Property Management is a local, family-owned and operated, full-service property management company serving Treasure Valley in Idaho. Clifford and Jennifer Callen founded the company in 2014, with headquarters in Meridian, ID. The team aims to be the most highly recommended property management firm in Treasure Valley by giving property owners 10+ years of expertise, guaranteed results, and peace of mind. Nest Idaho Property Management focuses on single-family homes and apartments, which makes them the best Idaho property manager for these types of rentals.

Nest Idaho Property Management Services

Nest Idaho Property Management supplies the following services to Idaho investors:

• All-inclusive property marketing and advertising
• Tenant screening
• Property showings
• Rent collection
• Owner payment transfers via ACH deposit
• Monthly invoices and payments
• Legal guidance
• Frequent property inspections
• Maintenance work via a network of local licensed vendors
• Accounting
• Financial reporting
• Evictions

Nest Idaho Property Management Locations

Nest Idaho Property Management covers:

• Boise
• Eagle
• Meridian
• Nampa

Nest Idaho Property Management Property Types

Nest Idaho Property Management specializes in the management of single-family homes and apartments rented out on a long-term basis. This focus makes them the top property management company in Idaho for these two types of rental properties.

Nest Idaho Property Management Costs

Nest Idaho Property Management offers a single service package incurring the following costs:

• Tenant placement fee: $425
• Monthly management fee: 8% of monthly rent + $15/additional door
• Maintenance mark-up: 10% of the actual cost of repairs
• Eviction protection plan: $12/month

This pricing model is particularly good for the owners of multiple single-family homes or apartments due to the low additional cost per door.

Nest Idaho Property Management Terms

Nest Idaho Property Management does not specify the terms of the management contract. Thus, interested owners need to get in touch and ask for a copy to review. It’s crucial to understand what it takes to cancel services should you not be fully satisfied with the provided quality.

Nest Idaho Property Management Reviews

There are more than 200 online reviews of the work of Nest Idaho Property Management that result in excellent overall ratings.

You can find Nest Idaho Property Management reviews on:

• Google: Currently 4.9/5 stars based on 142 reviews
• Birdeye: Currently 4.9/5 stars based on 127 reviews

Happy property owners and tenants highlight the incredible services, the personalized approach, the attention to customer needs and requirements, the outstanding honesty, the transparency, the responsible renters, the efficient preventive maintenance work, the knowledge, and the fast, detailed communication. Unhappy customers report incompetent staff members, terrible customer services, and poor communication.

How to Get Started with Nest Idaho Property Management

To get started with the best property management company in Idaho for single-family homes and apartments, rental property owners can submit an online form via the Nest Idaho Property Management website or call 208-369-4377.

Jacob Grant Property Management: Best for Portfolios of Rental Properties

Jacob Grant Property Management is a local, full-service property management company serving the area around Idaho Falls. Jacob Grant started the company in 2009, with headquarters in Idaho Falls, ID. The team works towards helping property owners grow their income to reach financial independence by treating their real estate investments like a business. Jacob Grant Property Management is the top property management company in Idaho for the owners of portfolios as it provides steep discounts for multiple rentals.

Jacob Grant Property Management Services

Jacob Grant Property Management offers comprehensive services including:

• Rent assessment based on thorough market rates research
• Property improvements recommendations to increase asking price
• Comprehensive traditional and online marketing
• In-person showings and self-showings
• Detailed tenant screening including income verification, background checks, and credit checks
• Pet screening
• Rent collection
• Owner funds distribution
• Full compliance with state and federal laws
• Detailed, regular, on-sight property evaluations
• 24/7 emergency communication
• Maintenance coordination
• Property accounting and reporting
• Monthly owner statements
• Eviction process handling

Jacob Grant Property Management Locations

Jacob Grant Property Management operates in Idaho Falls and Pocatello as well as the surrounding areas.

Jacob Grant Property Management Property Types

Jacob Grant Property Management works with single-family homes, townhomes, condos, duplexes, fourplexes, and apartment communities. This diversity, together with the discounts in fees, make them the top Idaho property management company for owners with portfolios.

Jacob Grant Property Management Costs

The pricing of the services provided by Jacob Grant Property Management depends on the number of units. Property owners pay the following fees:

• Monthly management fee: 10% of monthly rent for 1-2 properties; 8% of monthly rent for 3-19 properties; custom for 20+ properties
• Lease renewal fee: $100

This simple pricing structure with major discounts for several properties makes Jacob Grant Property Management the best property management company for rental portfolios in Idaho.

Jacob Grant Property Management Terms

Property owners can cancel the management contract with a 30-day written notice, without having to pay any penalty or early-cancellation fees.

Jacob Grant Property Management Reviews

More than 2,000 investors and renters have reviewed Jacob Grant Property Management on third-party websites. Their reviews show mixed experiences.

You can find Jacob Grant Property Management reviews on:

• Birdeye: Currently 3.7/5 stars based on 1,107 reviews
• Google: Currently 3.9/5 stars based on 634 reviews
• Facebook: Currently 4.2/5 stars based on 478 reviews
• Yelp: Currently 1.4/5 stars based on 25 reviews
• BBB.org: Currently 1.0/5 stars based on 5 reviews

Positive reviews focus on the smooth processes and transitions, the professionalism, the incredible kindness, the helpfulness, the patience, the lovely staff going above and beyond expectations and always being on top of things, the regular updates, and the quick and thorough responses to all questions. Negative reviews report failure to meet customer expectations, slow maintenance works, early lease terminations, unethical practices, and lack of communication.

How to Get Started with Jacob Grant Property Management

To get started with the best property management company in Idaho for portfolios, landlords with multiple rentals can fill in an online form on the Jacob Grant Property Management website or call 208-522-3138.

Elite Rentals: Best for Landlord Guarantees

Elite Rentals is a local, full-service property management company operating in Idaho Falls and the Eastern Idaho market. The company has its headquarters in Ammon, ID. The team aims to bring home town local property management and rental ownership back into the local area by taking care of property owners and tenants on a more personable and professional basis. Elite Rentals is the best property manager in Idaho for landlord protection as they offer more guarantees than other local companies.

Elite Rentals Property Management Services

Elite Rentals provides full-service property management that covers:

• Property-based expert market analysis to maximize ROI
• Property marketing
• Property showings
• Extensive tenant screening
• Lease preparation
• Move-in and move-out inspections
• Rent collection
• Owner earnings disbursement
• Biannual inspections
• Interior and exterior pest inspection
• Addressing maintenance issues in a timely manner
• Accounting
• Detailed financial reporting
• Evictions

In addition to these comprehensive services, Elite Rentals also offers the following protections for Idaho real estate investors:

• Happiness Guarantee: Property owners are free to cancel their management agreement at any time, with no penalties.
• Results Guarantee: The company is not paid anything until they get a qualified tenant.
• Leasing Guarantee: Elite Rentals will find a new tenant for free if a resident placed by them does not complete at least 9 months of a lease term.
• 30 Day Rental Guarantee: The property manager will provide one month of free management in case they lease a property in 30 days.

The multiple protections make Elite Rentals the best Idaho property management firm for landlord guarantees.

Elite Rentals Property Management Locations

Elite Rentals manages properties in:

• Ammon
• Idaho Falls
• Iona
• Rigby
• Shelley
• Ucon

Elite Rentals Property Types

Elite Rentals works with all types of single-family and multifamily homes rented out on a long-term basis.

Elite Rentals Property Management Costs

Property owners can choose between two service plans:

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

• Leasing fee: One month’s rent

Full Service: This plan covers everything in Placement Only plus the services required to run a long-term rental business.

• Monthly management fee: 8%-10% of monthly rent

Elite Rentals Property Management Terms

Under the Happiness Guarantee, landlords can cancel their management contract as soon as they want, without any penalty fees.

Elite Rentals Property Management Reviews

There are only around 20 online reviews of the services provided by Elite Rentals that show excellent overall experiences.

You can find Elite Rentals reviews on:

• Google: Currently 4.8/5 stars based on 24 reviews

Satisfied property owners and tenants praise the excellent services, the knowledge, the attentiveness, the patient listening to customer requirements, the professionalism, the speedy handling of all arising issues, the helpfulness, the kindness, the comprehensive answers to all questions and concerns, and the quick communication. Dissatisfied customers complain about mismatches between property listings and actual properties and lack of care.

How to Get Started with Elite Rentals Property Management

To get started with the best property management company in Idaho for landlord guarantees, rental property investors can submit an online form via the Elite Rentals website or call 208-228-9400.

Keyrenter Boise Property Management: Best Large-Scale Property Manager

Keyrenter Boise Property Management is part of Keyrenter Property Management, a national property management company working through a network of local, independent franchises. Aaron Marshall and Nate Tew launched the parent company in 2007, with headquarters in Midvale, UT. Chapin Hemphill established the Boise franchise in 2019. The team strives to optimize rental income for property owners while alleviating the stress associated with owning a rental property. Keyrenter Boise Property Management is the best big-scale property management firm in Idaho.

Keyrenter Boise Property Management Services

Keyrenter Boise offers the following property management services:

• Marketing including professional photos, video tour, and premium advertising
• 14-point comprehensive tenant screening including credit score verification, background checks, employment status, and rental history
• Automated property showings
• Lease setup
• Move-in and move-out inspections
• Rent collection
• Owner funds distribution
• Tenant management
• Interior and exterior property inspections
• Overseeing insurance claims
• 24/7 emergency response
• Maintenance oversight
• Financial reporting
• Year-end summary statements
• Managing the eviction process

Furthermore, Keyrenter Boise provides a few guarantees to Idaho property owners:

• Eviction Guarantee: The property manager will cover up to $1,000 in eviction costs for tenants placed by them.
• Pet Guarantee: Keyrenter Boise will cover up to $1,000 in pet damage caused by approved pets.
• Tenant Guarantee: The company will replace a tenant who breaks the lease early for free, and property owners get 1.5 months of rent.
• Maintenance Guarantee: The property management firm will fix any repairs done incorrectly at no cost.

Keyrenter Boise Property Management Locations

The Boise branch of Keyrenter Property Management operates in:

• Boise
• Caldwell
• Eagle
• Garden City
• Kuna
• Meridian
• Middleton
• Nampa
• Star
• Treasure Valley

Keyrenter Boise Property Management Property Types

Keyrenter Boise manages different kinds of single-family homes and apartments in the Boise market.

Keyrenter Boise Property Management Costs

Keyrenter Boise offers a single service package for all types and sizes of properties, including:

• Monthly management fee: 9% of rental income for a minimum of $150
• Setup fee: One-time charge

Keyrenter Boise Property Management Terms

Keyrenter Boise does not provide a copy of the property management agreement that owners need to sign. Thus, interested investors should contact the team and ask for a copy to review before making a final decision.

Keyrenter Boise Property Management Reviews

Over 100 Boise property owners and renters have reviewed the work of the local franchise of Keyrenter Property Management.

You can find Keyrenter Boise Property Management reviews on:

• Birdeye: Currently 4.8/5 stars based on 57 reviews
• Google: Currently 4.8/5 stars based on 54 reviews

Positive reviews discuss the high-quality services, the tremendous job done, the fast processes, the incredible knowledge, the impressive expertise, the care about everyone’s best interest, the responsiveness, the availability, and the super nice team members who are amazing to work with. Negative reviews talk about incompetence, lack of professionalism, unclear criteria, last-minute changes in agreements, and lack of internal communication.

How to Get Started with Keyrenter Boise Property Management

To get started with the best large-scale property manager in Idaho, rental property owners can fill in an online form on the Keyrenter Boise Property Management website or call 208-856-8000.

Takeaway

These are the 6 best property management companies in Idaho. HomeRiver Group and Awning are the absolute top property managers for long-term and short-term rentals, respectively, as they provide comprehensive services at competitive rates. The owners of single-family homes and apartments should check out Nest Idaho Property Management, and investors with portfolios can consider Jacob Grant Property Management. Elite Rentals offers the best guarantees to property investors, while investors looking for a large company can check out Keyrenter Boise Property Management.