Pittsburgh, PA Property Management: Top 5 Options

Pittsburgh is a hot real estate market for investors in 2023. Property prices are affordable compared to the US averages, while appreciation is strong, which makes Pittsburgh a great place for long-term gains. Moreover, the demand for both short-term and long-term rentals is high, driving positive returns for real estate 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 Pittsburgh, PA are:

• HomeRiver Group: Best Overall Property Management Company in Pittsburgh
• Rentwell: Best for Single-Family Homes
• Arbors Management: Best for Different Property Types
• DeSantis Property Management: Best for Flexibility
• Real Property Management Pittsburgh: Best Large-Scale Property Manager

How We Selected the Best Property Management Companies in Pittsburgh

The selection of the top property managers in a market should be based on multiple factors in order to produce reliable, objective results.

In our choice of the 5 best Pittsburgh property management companies, we focused on the following criteria:

• Property management services: We searched for property managers that deliver comprehensive services allowing Pittsburgh real estate investors to enjoy passive rental income.
• Property management fees and costs: We looked for companies that offer competitive pricing with no hidden fees.
• Market coverage: We chose property management companies that cover all parts of the Pittsburgh market.
• Property type coverage: We selected property managers that work with different types of residential properties rented out on a short-term and long-term basis to meet the needs of all investors in Pittsburgh.
• Company size and headquarters: We included both small, local property management companies and large property managers with nationwide coverage as both types of property management come with their own pros and cons, and investors should be able to choose their preferred method.
• Balance between technology and human interventions: We made sure that ranked companies use technology to optimize processes, while not ignoring the importance of human touch in the rental property industry.
• Online reviews by property owners and renters: We checked the ratings of selected companies on reputable third-party review websites and read through individual reviews to figure out the strengths and weaknesses of each property manager.
• Value for money: We ranked the 6 companies that provide the best value for money to Pittsburgh rental property owners.

HomeRiver Group: Best Overall Property Management Company in Pittsburgh

HomeRiver Group is the biggest third-party rental property management company in the US market, with a strong, well-established presence in Pittsburgh, PA. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert founded the company in 2016, with headquarters in New York, NY. At the moment, their portfolio comprises 40,000+ rental properties plus 32,000+ homes within HOA communities in 32 states across the US. The company has been able to achieve this impressive geographical coverage by acquiring the best property managers in different locations and turning them into partners. HomeRiver Group is the best property manager in Pittsburgh for long-term rentals because of delivering comprehensive services at competitive prices.

HomeRiver Group Property Management Services

The services provided by the Pittsburgh office of HomeRiver Group include:

• Expert market analysis to maximize return on investment
• Property marketing and advertising
• Extensive tenant screening
• Move-in coordination
• Rent collection
• Owner earnings disbursement
• Routine inspections
• Prompt handling of maintenance work and repairs
• Accounting
• Detailed financial reporting
• Evictions

HomeRiver Group Property Management Locations

HomeRiver Group Pittsburgh property management services are available in:

• Aliquippa
• Beaver Falls
• Carnegie
• Cranberry
• Gibsonia
• Mars
• New Castle
• Pittsburgh
• Rochester
• Wexford

HomeRiver Group Property Types

In Pittsburgh, HomeRiver Group manages single-family homes and small multifamily properties.

HomeRiver Group Property Management Costs

The website of the HomeRiver Pittsburgh branch does not discuss the pricing structure. In other markets, the company works with a mix of flat fees and percentages of monthly rent to align with local trends. In all cases, fees are competitive.

Besides a monthly management fee, long-term rental property owners can expect to have to pay a leasing fee, a lease renewal fee, and an inspection fee. This structure is similar to what other companies apply.

HomeRiver Group Property Management Terms

HomeRiver Group does not provide the management agreement that Pittsburgh landlords need to sign. In other locations, the company wants investors to sign a 6- or 12-month initial contract. After the end of the initial agreement, month-to-month contracts become available too.

HomeRiver Group Property Management Reviews

Over 400 Pittsburgh property owners have reviewed the services provided by HomeRiver Group. Their reviews show mixed experiences.

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

• Birdeye: Currently 3.3/5 stars based on 130 reviews
• Google: Currently 3.4/5 stars based on 123 reviews

Satisfied real estate investors and tenants praise the best-in-class services, the positive experiences, the easy and smooth processes, the extremely competent and always available staff, the awesome and trustworthy team members, the comprehensive responses to all questions and inquiries, and the great communication. Dissatisfied customers complain about breaking appliances, sluggish handling of maintenance requests, unprofessional and unorganized practices, and negligence.

How to Get Started with HomeRiver Group Property Management

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

Rentwell: Best for Single-Family Homes

Rentwell is a Pennsylvania-based property management company working in and around Pittsburgh and Philadelphia. Rob Codwell founded the company in 2015, with headquarters in Broomall, PA. Rentwell focuses on building success for property owners by using the best of practices, applying user-friendly technologies, keeping customer service at the core of the business, and providing responsible growth processes. Rentwell is the best property manager in Pittsburgh for single-family homes because of offering comprehensive services at competitive flat fees.

Rentwell Property Management Services

Rentwell provides the following property management services:

• Nationwide property marketing and advertising with professional photography on 50 websites including the MLS, Zillow, Trulia, Realtor.com, Rentals.com, Homes.com, Apartments.com, and others
• Extensive tenant screening including criminal, eviction, and credit history background checks
• Resident selection placement with a 9-month guarantee on every tenant the company places
• Lease negotiations
• Move-in, move-out, and lease-renewal property checks
• Rent collection
• Owner payout disbursement
• Property inspections
• Maintenance work coordination
• Detailed financial reporting
• Evictions

Rentwell Property Management Locations

The Pittsburgh office of Rentwell serves:

• Beechview
• Highland Park
• Mt. Lebanon
• North Shore
• Sewickley
• South Side
• Squirrel Hill
• Upper St. Clair
• West View
• Wexford

Rentwell services are also available in:

• Pennsylvania
• Bucks County
• Chester County
• Delaware County
• Montgomery County

Rentwell Property Types

Rentwell works with different types of single-family and multifamily homes including but not limited to townhomes, apartments, shared homes, and duplexes. They manage Section 8 housing units too.

Rentwell Property Management Costs

Rentwell offers different pricing models for single-family and multifamily properties. They include:

Single-Family OneRate: This plan covers all the services needed to manage a single-family rental property.

• Leasing fee: 50% of one month’s rent for properties with monthly rent above $2,000
• Monthly management fee: $175 for properties with monthly rent below $1,500 and $195 for properties with monthly rent above $1,500 
• Setup fee: $500
• Photography, floor plan, and 3D tour: $300
• Unit turn/make ready: Markup for construction management

Multi-Family: This plan covers everything needed to rent out a multifamily income property.

• Leasing fee: One month’s rent
• Monthly management fee: 6%-10% of monthly rent
• Setup fee: $250-$350
• Lease renewal fee: $250
• Photography, floor plan, and 3D tour: $200 + $100/unit
• Maintenance: 15% markup
• Technology reimbursement: $7/unit
• Unit turn/make ready: Markup for construction management
• Evictions: $250-$500 for representation in court + court fees

While Rentwell manages both single-family and multifamily rental homes, the flat monthly fees with few additional charges make them the best Pittsburgh property management company for single-family properties in specific.

Rentwell Property Management Terms

Rentwell offers a simple, no-risk management contract that property owners can cancel at any time without a cause and without penalty fees, as long as they are not satisfied with services. 

Rentwell Property Management Reviews

Nearly 200 property owners and renters have reviewed the services delivered by Rentwell. Their reviews show mixed experiences.

You can find Rentwell reviews on:

• Google: Currently 3.6/5 stars based on 174 reviews
• Yelp: Currently 1.9/5 stars based on 19 reviews
• BBB.org: Currently 1.33/5 stars based on 3 reviews

Happy real estate investors and tenants highlight the great experiences, the easy-to-navigate app, the prompt addressing of issues, the timely responses to questions, the competitive prices, the great interpersonal skills of team members, and the professional and personable staff. Unhappy customers complain about horrible experiences, broken appliances, sluggish implementation of maintenance work, and lack of proper communication.

How to Get Started with Rentwell Property Management

To get started with the best property management company in Pittsburgh for single-family homes, real estate investors can fill in an online form on the Rentwell website or call 412-415-3964.

Arbors Management: Best for Different Property Types

Arbors Management is one of the oldest and largest full-service property management companies in Western Pennsylvania and West Virginia, with a strong presence in Pittsburgh. The company was established in 1982, with headquarters in Monroeville, PA. The team takes a hands-on approach to property management that focuses on building partnerships and providing equitability between parties to serve the best interests of both property owners and tenants. Arbors Management works with conventional single-family and small multifamily properties rented out on a long-term basis in addition to government-subsidized buildings. This makes them the top property management company in Pittsburgh for investors with diverse rental portfolios.

Arbors Management Services

The services provided by Arbors management include:

• Property marketing and advertising on 100s rental websites and via their own extensive professional network
• Thorough tenant screening including credit screenings, criminal screenings, eviction screenings, income reference checks, and landlord reference checks
• Lease agreement signing
• Move-in inspections with photos
• Move-in coordination
• Rent collection
• Owner payout disbursement
• 24/7 emergency responses
• Interim property inspections
• Maintenance
• Property accounting
• Financial reporting
• Owner statements

Arbors Management Locations

Arbors Management operates in the following areas of the Pittsburgh rental market:

• Allison Park
• Avalon
• Bellevue
• Ben Avon
• Bentleyville
• Bethel Park
• Bloomfield
• Brentwood
• Bridgeville
• Canonsburg
• Carnegie
• Cheswick
• Churchill
• Coraopolis
• Crafton
• Cranberry Township
• Delmont
• Dormont
• Edgewood
• East Liberty
• Eighty Four
• Ellsworth
• Emsworth
• Etna
• Export
• Finleyville
• Fox Chapel
• Friendship
• Garfield
• Gibsonia
• Glenshaw
• Greenfield
• Greensburg
• Greentree
• Harmar Township
• Harrison City
• Highland Park
• Houston
• Imperial
• Irwin
• Jeannette
• Kennedy Township
• Lawrence
• Lawrenceville
• Leetsdale
• Lower Burrell
• Manchester
• Mars
• McCandless
• McMurray
• Mexican War Streets
• Millvale
• Monroeville
• Moon Township
• Mt. Lebanon
• Mt. Washington
• Murrysville
• Muse
• North Huntingdon
• North Side
• North Versailles
• Oakland
• Oakmont
• O’Hara Township
• Penn Hills
• Perrysville
• Pittsburgh
• Plum
• Point Breeze
• Regent Square
• Reserve Township
• Seven Fields
• Sewickley
• Shady Side
• Sharpsburg
• South Hills
• South Park Township
• South Side
• South Side Slopes
• Squirrel Hill
• Trafford
• Upper Saint Clair
• Venetia
• Verona
• Washington
• West End
• West View
• Wexford
• White Oak
• Whitehall

Arbors Management Property Types

Arbors Management takes care of single-family and small multifamily homes scattered around Pittsburgh as well as of large multifamily properties. They also manage Section 8 homes. Due to this diverse portfolio, Arbors Management is the best Pittsburgh property management company for investors with various types of rentals.

Arbors Management Costs

The pricing of the Arbors Management service packages depends on the type of property and the kind of housing it provides. The available plans include:

Scattered Site Conventional: This plan includes everything needed to manage single-family homes and small multifamily properties.

• Leasing fee: One month’s rent
• Monthly management fee: 10% of monthly rent
• Lease renewal fee: $250
• HVAC maintenance agreement: Additional fees
• Capital improvement evaluation: Additional fees
• Redevelopment: Additional fees

Large Project Conventional: This plan includes everything needed to manage large multifamily properties.

• Monthly management fee: 4%-7% of monthly rent
• HVAC maintenance agreement: Additional fees
• Capital improvement evaluation: Additional fees

Affordable: This plan includes everything needed to manage Section 8 and Tax Credit properties.

• Monthly management fee: 4%-8%
• HVAC maintenance agreement: Additional fees
• Capital improvement evaluation: Additional fees

Arbors Management offers competitive management fees when compared to other top rental property management companies in the Pittsburgh market. The fees are particularly affordable for large multifamily properties and special types of housing.

Arbors Management Terms

The website of Arbors Management does not specify the terms of the management contract that real estate investors need to sign. Thus, it’s recommended that interested owners contact the team and ask for a copy of the agreement which they can review before deciding if this is the best property manager for their specific needs. It’s important to know how easy or not it is to opt out of services in case you are not fully satisfied.

Arbors Management Reviews

There are over 140 online reviews of the work of Arbors Management on third-party websites. These reviews show excellent overall ratings.

You can find Arbors Management reviews on:

• Birdeye: Currently 4.4/5 stars based on 145 reviews
• Facebook: Currently 4.5/5 stars based on 140 reviews
• Google: Currently 4.4/5 stars based on 134 reviews
• Yelp: Currently 1.8/5 stars based on 23 reviews

Positive reviews focus on the great experiences, the easy processes, the timely solutions to maintenance issues, the polite and thorough staff members, the easy-to-use online portal, the quick responses to inquiries, the knowledgeable and friendly team, and the good communication. Negative reviews mention not working appliances, unprofessional and unethical practices, not stopping automatic payments on time, and lack of customer support.

How to Get Started with Arbors Management

To get started with the best property management company in Pittsburgh for different property types, rental property owners can submit an online form via the Arbors Management website or call 1-800-963-1280.

DeSantis Property Management: Best for Flexibility

DeSantis Property Management is a local, family-operated, full-service property management company in Pittsburgh and the surrounding areas. Christopher P. DeSantis and Nikki DeSantis started the company, with headquarters in Moon Township, PA. Their goal is to take away the stress of self-managing and ensure strong return on investment for both local and out-of-state investors in the Pittsburgh market. DeSantis Property Management works with a few different service plans with transparent pricing, which makes them the best property manager in Pittsburgh for flexible options.

DeSantis Property Management Services

DeSantis Property Management offers comprehensive services in the Pittsburgh real estate market that include:

• Aggressive property marketing on 75+ real estate and rental websites including Zillow Premium Network
• In-person showings
• Premier tenant screening
• Lease preparation and execution
• Move-in inspection and documentation
• Utilities concierge service
• Rent collection
• Owner earnings disbursement via direct deposit
• 24/7 protection
• Ongoing property inspections including detailed reports with zInspector
• Maintenance with no mark-ups
• Accounting
• Detailed financial reporting
• Owner statements
• Tax reporting
• Evictions

Moreover, DeSantis Property Management offers the following guarantees and protections to Pittsburgh landlords:

• 21-Day Leasing Guarantee
• Pet Damage Guarantee
• 100% Satisfaction Guarantee
• Tenant Skips Rent Coverage
• Eviction Protection Guarantee

DeSantis Property Management Locations

DeSantis Property Management operates in:

• Beaver County
• Bridgeville
• Canonsburg
• Cranberry Township
• Homestead
• Imperial
• Mars
• Moon Township
• Oakdale
• Pittsburgh North
• Pittsburgh South
• Pittsburgh West
• Sewickley
• Wexford

DeSantis Property Management Property Types

DeSantis Property Management works with single-family homes, townhouses, and apartment units.

DeSantis Property Management Costs

DeSantis Property Management offers 3 different service packages to meet the needs of all types of investors in the Pittsburgh long-term rental market. These include:

New Tenant Placement: This plan includes all tasks required to place a good tenant.

• Leasing fee: One month’s rent

Full-Service Management: This plan includes everything in New Tenant Placement plus the ongoing tasks associated with a long-term rental business.

• Monthly management fee: 9.5% of monthly rent

White Glove Service: This plan includes everything in Full-Service Management plus Tenant Skips Rent Coverage, Eviction Protection Guarantee, and $3,000 Pet Damage Guarantee.

• Monthly management fee: 11.5% of monthly rent

With DeSantis Property Management, landlords can choose between more coverage plans than with other Pittsburgh property managers. Importantly, all plans have a clear, straightforward pricing structure with no unnecessary fees. This makes them the top property management company in Pittsburgh for flexible options.

DeSantis Property Management Terms

DeSantis Property Management does not specify the details of the management agreement. Thus, interested property owners should get in touch with the team and ask for a copy that they can review carefully before hiring this property manager.

DeSantis Property Management Reviews

More than 400 real estate investors and tenants have written online reviews of the performance of DeSantis Property Management on third-party websites. Their reviews reveal excellent general experiences.

You can find DeSantis Property Management reviews on:

• Birdeye: Currently 4.7/5 stars based on 148 reviews
• ChamberofCommerce.com: Currently 4.7/5 stars based on 133 reviews
• Google: Currently 4.7/5 stars based on 132 reviews
• Facebook: Currently 4.6/5 stars based on 12 reviews
• Yelp: Currently 5.0/5 stars based on 4 reviews

Satisfied property owners and renters praise the impressive services, the easy processes, the prompt and efficient handling of maintenance services, the quick responses to questions, the amazing staff, the polite team members, and the stellar communication. Dissatisfied customers discuss poorly managed properties, lack of professionalism, and bad communication practices.

How to Get Started with DeSantis Property Management

To get started with the best property management company in Pittsburgh for flexibility, landlords can fill in an online form on the DeSantis Property Management website or call 412-631-3100.

Real Property Management Pittsburgh: Best Large-Scale Property Manager

Real Property Management Pittsburgh is the Pittsburgh branch of Real Property Management, a full-service residential property management company with 300 independently owned and managed locations throughout the US and Canada. Kirk McGary and Doug Oler created the national company in 1986, with headquarters in Salt Lake City, UT. The Pittsburgh office was opened in 2011. The team is focused on providing quality residential property management services to property owners and residents by protecting investments, minimizing costs, and maximizing income. Real Property Management is the best large-scale property management company with national coverage in Pittsburgh because of offering comprehensive services at competitive rates.

Real Property Management Pittsburgh Services

The services delivered by Real Property Management Pittsburgh cover:

• Setting a competitive monthly rental rate
• Comprehensive analysis of property condition, upgrades, school districts, location, and access to transportation
• Getting homes ready to rent
• Comprehensive marketing and advertising on high-traffic rental and classified websites
• Thorough tenant screening including credit, criminal background, employment verification, and rental history
• Compliance with all applicable laws
• Move-in and move-out inspections with documentation, photos, and videos
• Move-in condition assessment
• Lease signing and execution
• Rent collection
• Owner payout disbursement
• Regular professional inside and outside inspections
• Maintenance work and repairs completed by trustworthy, in-house personnel, contractors, and vendors
• All-inclusive accounting and financial reporting
• Eviction protection

Real Property Management Pittsburgh Locations

Real Property Management serves:

• McKees Rocks
• Pittsburgh
• Sewickley
• Verona

Real Property Management Pittsburgh Property Types

Real Property Management works with single-family homes, townhouses, apartments, duplexes, and others.

Real Property Management Pittsburgh Costs

The website of the Pittsburgh branch of Real Property Management does not provide details on the fees that investors need to pay. They say that pricing is competitive in the local market. Thus, interested property owners need to contact the company and ask about the pricing.

Real Property Management Pittsburgh Terms

Real Property Management Pittsburgh does not offer a copy of the management contract, so inventors need to get in touch with the team and ask for it.

Real Property Management Pittsburgh Reviews

More than 600 property owners and renters have written online reviews of the services delivered by Real Property Management Pittsburgh. Their reviews show generally positive experiences.

You can find Real Property Management Pittsburgh reviews on:

• Birdeye: Currently 4.2/5 stars based on 353 reviews
• Google: Currently 4.4/5 stars based on 250 reviews
• Yelp: Currently 2.6/5 stars based on 26 reviews
• Facebook: Currently 4.5/5 stars based on 22 reviews

Positive reviews mention the phenomenal experiences, the outstanding services, the smooth and easy processes, the efficient handling of all questions and issues, the patience and understanding of the team members, the level of professionalism, and the great communication. Negative reviews highlight problems with properties, not working appliances, inadequate maintenance coordination, and lack of professionalism.

How to Get Started with Real Property Management Pittsburgh

To get started with the best large-scale property management company in Pittsburgh, property owners can submit an online form via the website of the Pittsburgh office of Real Property Management or call 412-600-4824.

Takeaway

Passive, yet profitable investments in the Pittsburgh real estate market are possible when you hire one of the best property management companies listed above. The absolute best property managers for long-term and short-term rentals are HomeRiver Group and Awning, respectively. The owners of single-family homes in Pittsburgh can check out Rentwell, while those with diversified portfolios can benefit from the services provided by Arbors Management. DeSantis Property Management could be a good option for investors who want flexibility, and Real Property Management Pittsburgh could be the optimal choice for owners who prefer to work with a large-scale company with national coverage.