Dallas-Fort Worth Property Management: Top 6 Options

The Dallas-Fort Worth real estate market is one of the best locations to invest in long-term and short-term rental properties. Demand is driven by the growing economy, the strong labor market, the affordable living costs, and the multiple tourist attractions. Meanwhile, property prices are comparable to the national averages, making Dallas a top choice for investors with different budgets.

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 Dallas and Fort Worth are:

• HomeRiver Group: Best Overall Property Management Company in Dallas and Fort Worth
• DFW Property Management: Best for Flexible Options
• Specialized Property Management: Best for Flat Fees
• A Plus Management: Best for Rental Portfolios
• Green Light Property Management: Best for Landlord Guarantees

Meanwhile, you can also check out the 6 best property management companies in Texas as well as in other major Texas cities including Austin, Houston, and San Antonio.

How We Selected the Best Property Management Companies in Dallas and Fort Worth

In our selection of the top property management firms in Dallas and Fort Worth, we used multiple factors in order to provide reliable results, including:

• Property management services: First and foremost, we looked at the services that Dallas property management companies offer so that investors can earn maximized passive income.
• Property management fees: We included firms that have straightforward pricing models, with competitive rates and no hidden fees.
• Market coverage: We ranked property managers that cover all parts of the Dallas and Fort Worth market.
• Property type coverage: We selected companies that manage different types of residential properties rented out on a short-term and long-term basis to meet the needs of all Dallas rental investors.
• Company size and headquarters: We chose both small, local and large, national companies as each model of property management comes with its own pros and cons, and owners should be able to choose their preferred style.
• Use of technology and human efforts: We made sure that selected companies benefit from the latest technologies to improve processes and results, without forgetting about the need for human interventions in the rental industry.
• Online reviews by property owners and renters: We checked the overall ratings and individual reviews of short-listed property managers on reputable third-party websites to ensure that they provide quality experiences.
• Value for money: Finally, we ranked the 6 property management firms that bring the best value for money in Dallas and Fort Worth.

HomeRiver Group: Best Overall Property Management Company in Dallas and Fort Worth

HomeRiver Group is the biggest, third-party property management company in the US market, focusing on long-term rentals. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert started the company in 2016, with headquarters in New York, NY. At the moment, HomeRiver Group works with 40,000+ rentals and 32,000+ homes within HOA communities, located in 31 US states. The company has been able to reach this wide coverage by acquiring the best property managers in each market and turning them into partners. HomeRiver Group is the top Dallas and Fort Worth property management company because of offering all-inclusive services of high quality, at competitive prices.

HomeRiver Group Property Management Services

HomeRiver Group provides truly comprehensive property management services that include:

• Thorough initial property inspection
• Getting property rent-ready
• Enhanced digital marketing and online advertising on major rental websites like Zillow, Trulia, Realtor.com, PropertyFrameworks.com, and Coldwellbanker.com, including 360 virtual 3D videos
• Property showings
• Thorough tenant screening including nationwide criminal, credit, and eviction background checks, employment and income verification, and talking to previous landlords
• Preparing all documents
• Rent collection
• Owner funds distribution
• Lease enforcement
• Routine rental property inspections
• Professional maintenance and prompt repairs
• Accounting
• Financial reporting
• Eviction assistance

HomeRiver Group Property Management Locations

HomeRiver Group operates in the following areas of the Dallas rental market:

• Allen
• Arlington
• Dallas
• Denton
• Fort Worth
• Frisco
• McKinney
• Plano
• Wylie

HomeRiver Group Property Types

HomeRiver Group manages single-family homes, townhouses, condos, duplexes, and other types of residential properties rented out on an annual basis.

HomeRiver Group Property Management Costs

HomeRiver Group Dallas/Fort Worth does not explain the property management fee structure in the local market. In other locations, the company charges both flat fees and percentages of monthly rent, in line with local trends. Rates are always competitive, starting at 5% of rental income.

Property owners need to cover a leasing fee, a monthly management fee, a lease renewal fee, and 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 period, the company offers monthly management contracts too.

HomeRiver Group Property Management Reviews

There are more than 1,500 online reviews of HomeRiver Group in Dallas that result in very good overall ratings.

You can find HomeRiver Group reviews focused on Dallas and Fort Worth on:

• Birdeye: Currently 3.2/5 stars based on 819 reviews
• Google: Currently 3.3/5 stars based on 756 reviews

Positive reviews highlight the above-and-beyond-expectations experiences, the truly remarkable services, the easy processes, the quick responses to maintenance requests, the professionalism, the local market knowledge, the responsiveness, the helpfulness, the thoughtfulness, the kindness, the attentiveness, the reasonable and timely answers to all questions, and the great staff. Negative reviews talk about poor management services, lack of professionalism, dead trees with falling branches in the yard, withholding of security deposits, and inefficient communication.

How to Get Started with HomeRiver Group Property Management

To get started with the best overall property management company in Dallas-Fort Worth, TX real estate investors can submit an online form via HomeRiver Group or call 415-941-6642.

DFW Property Management: Best for Flexible Options

DFW Property Management is a local, full-service property management company serving the Dallas-Fort Worth rental market. The company was established in 1971, with headquarters in Bedford, TX, which makes it one of the absolute oldest property managers in Dallas as well as Texas. The team focuses on the values of customer-centricity, value enhancement, trust, integrity, and professional excellence. DFW Property Management is the best property management company in Dallas for flexibility since they offer significantly more service package options than competitors.

DFW Property Management Services

DFW Property Management offers all-inclusive services covering:

• Vacancy management
• Property assessment
• Make-ready services
• City rental registration
• Detailed comparative market analysis (CMA) to suggest competitive rent amount based on current market trends
• Marketing including yard signs, the company website, top rental websites (such as Zillow, Trulia, Realtor.com, Rentals.com, Rent.com, HotPads, Zumper, ApartmentGuide.com, and Lovely.com), and referrals
• Self-viewing tours via Tenant Turner
• Thorough tenant screening including rental verifications, credit checks, national criminal searches, eviction record check, and income verification
• Lease agreement preparation and signing
• Move-in and move-out condition reports
• Rent collection
• Owner earnings disbursement via ACH processing
• Utility setup
• Home warranty claims
• Semi-annual property condition reports
• Handling maintenance requests
• Maintenance services through their in-house company DallasPlumber.com and qualified contractors
• Comprehensive and accurate bookkeeping with Appfolio
• Financial reporting including monthly statements
• Year-end 1099s
• Eviction services

Furthermore, DFW Property Management gives access to a couple of guarantees:

• Lease Guarantee
• Eviction Guarantee

DFW Property Management Locations

DFW Property Management operates in:

• Arlington
• Bedford
• Cedar Hill
• Colleyville
• Dallas
• Denton
• DeSoto
• Euless
• Fort Worth
• Grand Prairie
• Grapevine
• Haltom City
• Haslet
• Hurst
• Irving
• Keller
• Lancaster
• Mansfield
• McKinney
• Plano
• Richland Hills
• Roanoke
• Saginaw
• Watauga

DFW Property Management Property Types

DFW Property Management works with single-family homes, condos, apartments, duplexes, and multifamily properties rented out on a long-term basis.

DFW Property Management Costs

Dallas real estate investors can choose from six different property management packages including:

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

• Leasing fee: One month’s rent
• Lease renewal fee (optional): $299
• Take over property condition report (optional): $149
• Move-out property condition report (optional): $149
• Annual or semi-annual property condition report  (optional): $149
• Eviction services (optional): $450

Bronze: This plan covers everything in Lease Only plus all basic services necessary to manage a rental property.

• Leasing fee: 65% of one month’s rent
• Monthly management fee: $89
• Lease renewal fee: $269
• Eviction Guarantee (optional): $19
• Take over property condition report (optional): $149
• Annual or semi-annual property condition report  (optional): $149
• Utility setup: $49/utility
• City rental registration: $99
• Owner-requested property visit: $75
• Eviction services: $350

Silver: This plan covers everything in Bronze plus maintenance services, guarantees, semi-annual property condition reports, and more add-on services.

• Leasing fee: 60% of one month’s rent
• Monthly management fee: $109
• Lease renewal fee: $259
• Eviction Guarantee (optional): $19
• Annual or semi-annual property condition report  (optional): $149
• Utility setup: $49/utility
• City rental registration: $99
• Owner-requested property visit: $75
• Eviction services: $350
• Home warranty claims: $25/work order

Gold: This plan covers everything in Silver plus longer Lease Guarantee.

• Leasing fee: 55% of one month’s rent
• Monthly management fee: $149
• Lease renewal fee: $249
• Eviction Guarantee (optional): $19
• Annual or semi-annual property condition report  (optional): $149
• Utility setup: $49/utility
• City rental registration: $99
• Owner-requested property visit: $75
• Eviction services: $350
• Home warranty claims: $25/work order

Platinum: This plan covers everything in Gold with longer Lease Guarantee and more services included in the monthly fee.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: $189
• Lease renewal fee: $239
• Semi-annual property condition report  (optional): $149
• Utility setup: $49/utility
• City rental registration: $99
• Owner-requested property visit: $75
• Home warranty claims: $25/work order

Diamond: This plan covers everything in Platinum plus longer Lease Guarantee, utility setup, city rental registration, owner-requested property visits, eviction services, and home warranty claims

• Leasing fee: 45% of one month’s rent
• Monthly management fee: $249
• Lease renewal fee: $229

DFW Property Management offers more service plans not only than the majority of Dallas property managers but also than the top rental property management companies nationwide. This makes them the best option for flexibility in the Dallas rental market.

DFW Property Management Terms

The DFW Property Management website does not specify the terms of the management agreement. Thus, interested property owners need to get in touch with the team and ask for a copy to review. It’s important to know what it takes to cancel services when not fully satisfied.

DFW Property Management Reviews

Almost 500 investors and tenants have written online reviews of the services delivered by DFW Property Management. Their reviews show generally excellent experiences.

You can find DFW Property Management reviews on:

• Birdeye: Currently 4.6/5 stars based on 245 reviews
• Google: Currently 4.6/5 stars based on 232 reviews
• Yelp: Currently 3.4/5 stars based on 12 reviews
• BBB.org: Currently 5.0/5 stars based on 4 reviews

Positive reviews discuss the pleasant experiences, the services that exceed expectations, the smooth processes, the professionalism, the prompt fixing of all problems, the efficient handling of all issues and concerns, the reliability, the provided support, the convenient online portal, the positive staff, the friendliness, and the responsiveness. Negative reviews talk about multiple, sizable issues with properties and appliances causing health and safety hazards, utilities not working properly, cancellations of work orders, unexpected charges, and absence of proper communication.

How to Get Started with DFW Property Management

To get started with the best property management company in Dallas and Fort Worth for flexible options, landlords can fill in an online form on the DFW Property Management website or call 682-200-6700.

Specialized Property Management: Best for Flat Fees

Specialized Property Management Dallas is an independent branch of Specialized Property Management, a large-scale property management company operating in multiple US markets. The parent company was created in 1984, with headquarters in Dallas, TX, which makes it one of the property management firms with the longest traditions in the area. The team aims to provide inexperienced and busy investment property owners with the knowledge and professionalism that they need to succeed. Specialized Property Management is the best Dallas property management firm for flat fees.

Specialized Property Management Services

Specialized Property Management services supply comprehensive services that include:

• Property marketing and advertising
• Electronic property showings
• Comprehensive tenant screening
• Using Rental-iQ for data-driven decisions
• Rent collection
• Owner earnings disbursement
• Concierge team
• Tenants HVAC filter program
• 24/7 emergency support
• Advanced property maintenance
• Financial reporting including real-time data analytics
• Remodeling

Moreover, the company offers the following additional protections:

• Quality Tenant Guarantee: The property manager guarantees the tenants placed by them for up to 12 months of lease.
• Owner Price Guarantee: The company guarantees the pricing and the terms of the management agreement for three years.
• 100% Customer Satisfaction Guarantee: The property management firm guarantees to do everything possible to exceed owners’ expectations or make it right.
• 60 Day Hassle-Free Guarantee: Landlords can cancel services within the first 60 days with no problem.
• Eviction Guarantee: This includes court filing and hearing.
• Tenant Lease Guarantee: Specialized Property Management will place a new tenant for free if a resident does not remain on the property for at least 10 months.

Specialized Property Management Locations

The services provided by Specialized Property Management are available in:

• Addison
• Allen
• Alvarado
• Argyle
• Arlington
• Aubrey
• Balch Springs
• Bedford
• Benbrook
• Burleson
• Carrollton
• Celina
• Cleburne
• Cockrell Hill
• Coppell
• Corinth
• Crowley
• Dallas
• Denton
• DeSoto
• Duncanville
• Euless
• Farmers Branch
• Flower Mound
• Forney
• Fort Worth
• Frisco
• Ganbury
• Garland
• Grand Prairie
• Grapevine
• Highland Park
• Highland Village
• Irving
• Keller
• Lakewood
• Lewisville
• Little Elm
• Mansfield
• McKinney
• Melissa
• Mesquite
• Murphy
• Newark
• North Richland Hills
• Park Cities
• Plano
• Rhome
• Richardson
• Roanoke
• Rockwall
• Royse City
• Saginaw
• Seagoville
• Terrell
• The Colony
• Uptown
• Waxahachie
• Weatherford
• Willow Park
• Wylie

Specialized Property Management Property Types

Specialized Property Management Dallas provides services to single-family homes, condo units, apartment units, and duplexes rented out on a long-term basis.

Specialized Property Management Costs

Dallas property owners can select from three services plans charged as flat fees, incurring the following costs:

Standard: This plan covers the basic services required to operate a long-term rental.

• Leasing fee: 75% of one month’s rent
• Monthly management fee: $99
• Lease renewal fee: $475
• Virtual tour: $395

Professional: This plan covers everything in Standard plus virtual tour, Eviction Guarantee, and 10 Month Tenant Lease Guarantee.

• Leasing fee: 60% of one month’s rent
• Monthly management fee: $119
• Lease renewal fee: $375

Platinum: This plan covers everything in Professional plus 12 Month Tenant Lease Guarantee.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: $189
• Lease renewal fee: $250

This pricing model makes Specialized Property Management the best property manager in Dallas for flat fees.

Specialized Property Management Terms

Under the 60 Day Hassle-Free Guarantee, landlords can test the work of Specialized Property Management and cancel in case they are not completely satisfied, with no penalty fees.

Specialized Property Management Reviews

More than 3,100 Dallas real estate investors and tenants have reviewed the services of Specialized Property Management. Their reviews show mixed experiences, ranging from extremely positive to extremely negative.

You can find Specialized Property Management reviews focused on the Dallas market on:

• Birdeye: 4.9/5 stars based on 2,400 reviews
• Google: Currently 4.2/5 stars based on 512 reviews
• Facebook: Currently 4.0/5 stars based on 154 reviews
• Yelp: Currently 1.7/5 stars based on 73 reviews
• BBB.org: Currently 2.77/5 stars based on 56 reviews

Satisfied rental property owners and renters praise the amazing experiences, the thorough and impressive services, the smooth processes, the immediate fixing of maintenance issues, the always available customer support team members, the great responsiveness, the comprehensive explanations, the efficient follow up, and the quick communication via different channels. Dissatisfied customers mention slow implementation of needed repairs, troublesome tenants, bad billing processes and practices, poor customer experiences, and difficult communication.

How to Get Started with Specialized Property Management

To get started with the best property management company in Dallas and Fort Worth for flat fees, real estate investors can submit an online form via the Specialized Property Management Dallas website or call 972-233-1888.

A Plus Management: Best for Rental Portfolios

A Plus Management is a local, full-service property management company working with different types of residential properties in the Dallas market. Amy Hanson founded the company in 2016, with headquarters in Plano, TX. The team is dedicated to helping property owners and their rentals succeed by handling all services with excellence and attention to detail. A Plus Management is the top property manager in Dallas for investors with portfolios as they provide major discounts for multiple properties.

A Plus Management Services

A Plus Management provides comprehensive property management services that include:

• Vacant property management
• Research on past and current market comparisons to determine rental rate
• Rental registration
• Code compliance processing
• Thorough and effective property marketing including high-quality photos and advertising on many different websites
• Extensive tenant screening including criminal background, financial records, employment, and rental history
• Lease agreements
• Move-in and move-out walkthroughs including photos
• Rent collection
• Owner funds payment via direct transfer
• Tenant relations
• HOA compliance
• Utilities management
• Regular inspections
• Preventive maintenance
• Emergency presence
• Quick and efficient addressing of maintenance requests
• HVAC maintenance
• Detailed financial reporting including monthly and annual cash flow statements
• IRS 1099 processing
• Eviction protection
• Pet guarantee

A Plus Management Locations

A Plus Management operates across the following areas:

• Allen
• Anna
• Dallas
• Frisco
• McKinney
• Melissa
• Murphy
• Plano
• Prosper
• Richardson
• Rowlett
• Wylie

A Plus Management Property Types

A Plus Management focuses on single-family homes, condos, and duplexes rented out on a long-term basis.

A Plus Management Costs

A Plus Management offers a single service plan with the following costs:

• Leasing fee: 80% of one month’s rent
• Monthly management fee: 8% of monthly rent; 6% of monthly rent for multiple units
• Lease renewal fee: $250
• HVAC maintenance plan: $250

This is a clear pricing plan, with relatively few fees. Moreover, the discount for multiple units, resulting in a very affordable management fee, makes A Plus Management the best Dallas property management company for investors with portfolios.

A Plus Management Terms

A Plus Management works with 30-day management contracts, which means that landlords don’t need to commit in the long term.

A Plus Management Reviews

There are over 200 online reviews of A Plus Management that show generally very good experiences.

You can find A Plus Management reviews on:

• Birdeye: Currently 4.5/5 stars based on 125 reviews
• Google: Currently 4.6/5 stars based on 111 reviews
• Yelp: Currently 1.0/5 stars based on 7 reviews

Happy property owners and tenants highlight the amazing work, the good care of properties, the smooth and easy processes, the professionalism, the market knowledge, the easy-to-work-with team members, the helpfulness, the ability to deal with difficult situations, the responsible tenants, the quick responses, and the excellent communication. Unhappy customers complain about poorly managed properties, rental issues not being fixed on time, the team not taking responsibility, deceitful practices, unethical behavior, scams, extreme rudeness, and dismissive attitude.

How to Get Started with A Plus Management

To get started with the best property management company in Dallas and Fort Worth for rental portfolios, property owners with multiple rentals can fill in an online form on the A Plus Management website or call 469-215-2042.

Green Light Property Management: Best for Landlord Guarantees

Green Light Property Management is a local, family-owned, full-service property management company serving Dallas and the rest of the North Texas market. Anderson Schulle started the company in 2014, with headquarters in Bedford, TX. The team aims to not just understand the goals and concerns of investors but to also develop relationships with contractors to implement processes and systems that maximize profits. Green Light Property Management is the top property management firm in Dallas and Fort Worth for landlord protection as they provide more guarantees than others in the area.

Green Light Property Management Services

Green Light Property Management delivers the following services:

• Pre-leasing property evaluation
• City registration
• Smart rental pricing based on detailed market analysis
• Property marketing including quality photos, video tours, and 360 VR tours
• Showings
• Rigorous 16-point tenant screening including credit checks, criminal background checks, and employment verification
• Pet screening
• Lease preparation
• Thorough move-in and move-out inspections
• Rent collection
• Owner payout distribution via direct deposit
• HOA management and payment
• Utility coordination
• Utility bill payment
• Insurance payment
• Mortgage payment
• Property tax payment
• Insurance claim handling
• Air filter replacement program
• 24/7 emergency hotline
• Addressing maintenance issues in a timely manner
• Detailed financial reporting including real-time reports and monthly statements
• Annual tax appraisal protests management
• Eviction protection

In addition to these thorough services, the company also offers a number of guarantees and landlords to inventors in the Dallas real estate market including:

• 12 Month Leasing Guarantee: The property management company will place a new tenant for free in case a resident does not fulfill their 12-month lease obligation.
• Pet Damage Guarantee: The firm will cover up to $1,000 in pet damage above the security deposit amount for pets approved by them.
• Happiness Guarantee: Property owners can cancel services with a 30-day notice if they are noy happy with the quality.
• Results Guarantee: Real estate investors do not have to pay any fees until a tenant is placed.
• Tenant Damages Repair Guarantee: Green Light Property Management will cover up to $3,000 in repairs due to tenant damages.
• Rent Guarantee: The property manager will cover one month of rent in case of an eviction.

The availability of these multiple guarantees makes Green Light Property Management the best Dallas property manager for investor protection.

Green Light Property Management Locations

The services provided by Green Light Property Management are available in:

• Arlington
• Carrollton
• Dallas
• Fort Worth
• Frisco
• Grand Prairie
• Irving
• North Richland Hills
• Plano

Green Light Property Management Property Types

Green Light Property Management works with single-family homes, houses, condos, apartments, duplexes, fourplexes, and multifamily properties rented out on a 12-month basis.

Green Light Property Management Costs

Property owners can choose between three different service plans including:

Basic Property Management: This plan covers the most needed services to run a long-term rental business.

• Leasing fee: 75% of one month’s rent
• Monthly management fee: 8% of monthly rent
• Lease renewal fee: $250
• Insurance claim handling: $100/incident
• Setup fee: $100
• City registration and renewal: $20/registration
• City or HOA violation administration: $20/incident
• Utility coordination: $10/utility
• Utility bill payment: $3/bill
• Annual technology and postage fee: $150/year per portfolio
• Annual property condition report: $99/report
• Yearly tax appraisal protests management: 50% contingency fee

Full-Service Property Management: This plan covers everything in Basic plus insurance claim handling, city registration and renewal, and city or HOW violation administration

• Leasing fee: 60% of one month’s rent
• Monthly management fee: $149
• Lease renewal fee: $200
• Setup fee: $100
• Utility coordination: $10/utility
• Utility bill payment: $3/bill
• Annual technology and postage fee: $150/year per portfolio
• Annual property condition report: $99/report
• Yearly tax appraisal protests management: 50% contingency fee

Premium Property Management: This plan covers everything in Full-Service plus HOA payment management, insurance payments, mortgage payments, and property tax payments.

• Leasing fee: 60% of one month’s rent
• Monthly management fee: $193
• Lease renewal fee: $200
• Utility coordination: $10/utility
• Utility bill payment: $3/bill
• Annual technology and postage fee: $150/year per portfolio
• Annual property condition report: $99/report
• Yearly tax appraisal protests management: 50% contingency fee

The three packages from which landlords can select mean that they can opt for the exact services they need for their rental property.

Green Light Property Management Terms

Under the Happiness Guarantee, landlords are free to cancel the management agreement with a 30-day notice in case they are not fully satisfied with the provided services, without any penalty fees. The company does not work with long-term contracts.

Green Light Property Management Reviews

More than 300 real estate investors and renters have reviewed the work of Green Light Property Management. Their reviews lead to excellent overall ratings.

You can find Green Light Property Management reviews on:

• Birdeye: Currently 4.4/5 stars based on 198 reviews
• Google: Currently 4.4/5 stars based on 155 reviews
• Facebook: Currently 4.5/5 stars based on 10 reviews

Positive reviews highlight the outstanding experiences, the exceptional services, the smooth and effortless processes, the professionalism, the care, the support, the helpfulness, the personability, the kindness, the quick handling of maintenance requests, the covering of repair expenses, the great team work, and the cooperation with clients. Negative reviews talk about miserable places infected with fleas, severe property problems, scammy practices, harassment, wrongful charges, withholding of security deposits, and lack of timely communication.

How to Get Started with Green Light Property Management

To get started with the best property management company in Dallas and Fort Worth for landlord guarantees, rental property investors can submit an online form via the Green Light Property Management website or call 817-200-7982.

Takeaway

Dallas and Fort Worth remain to be a great location to invest in real estate, and these are the 6 best property management companies in the area. The absolute top property managers for long-term and short-term rentals in Dallas are HomeRiver Group and Awning, respectively. DFW Property Management could be a good option for investors looking for flexibility, while Specialized Property Management might work out for those interested in flat fees. Property owners with multiple rentals in their portfolio should check out A Plus Management, and those searching for additional guarantees and protection can consider Green Light Property Management.