Pennsylvania Property Management: 5 Best Options

The Pennsylvania real estate market offers lucrative investment opportunities to investors with different budgets. The growing economy, the strong labor market, the multiple tourist attractions, and the diverse cities provide good returns on both short-term and long-term rental properties.

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 Pennsylvania are:

• HomeRiver Group: Best Overall Property Management Company in Pennsylvania
• Compass Property Management: Best for Affordability
• DeSantis Property Management: Best for Flexible Options
• Arbors Management, Inc.: Best for Different Types of Rental Properties
• Del Val Realty & Property Management: Best for Landlord Protection

Meanwhile, you can also check out the top 6 property management firms in Philadelphia and the 6 best property management companies in Pittsburgh.

How We Selected the Best Property Management Companies in Pennsylvania

When choosing the top property managers in a location, it’s important to take into account a wide range of factors in order to produce reliable results.

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

• Property management services quantity and quality: First of all, we looked for property management companies that deliver all-inclusive services of high quality so that Pennsylvania real estate investors can benefit from passive income.
• Property management fees and costs: We searched for firms that charge competitive rates and no hidden fees.
• Rental property market coverage: We included property managers that work in different parts of the State of Pennsylvania.
• Rental property type coverage: We focused on property management firms that take care of different types of residential properties rented out on a short-term and long-term basis to meet the needs of all investors.
• Company size and headquarters: We ranked both small, local and big, national property managers as each model of rental 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 ensured that all included companies make use of the latest real estate technologies to optimize processes, without ignoring the importance of human interventions in the rental property business.
• Online reviews on reputable third-party websites: We checked the overall ratings and individual reviews of short-listed companies on trustworthy third-party websites to make sure that they deliver the promises they make on their websites.
• Value for money: Finally, we selected the 6 property management companies that bring the best value for money in the Pennsylvania market.

HomeRiver Group: Best Overall Property Management Company in Pennsylvania

HomeRiver Group is the largest, third-party, full-service, long-term rental property management company in the US market, with a well-established presence in Pennsylvania. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert started the company in 2016, with headquarters in New York, NY. Currently, HomeRiver Group manages over 40,000 rental properties and more than 32,000 homes within HOA communities in 31 US states. This wide coverage in terms of both properties and markets has been attained by acquiring the best property managers in different locations and turning them into partners. In Pennsylvania, the firm works through three local offices: in Harrisburg, Philadelphia, and Pittsburgh. HomeRiver Group is the top property management company for long-term rentals in Pennsylvania because of delivering comprehensive services at competitive rates.

HomeRiver Group Property Management Services

HomeRiver Group provides full-service property management that covers:

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

HomeRiver Group Property Management Locations

The Pennsylvania offices of HomeRiver Group cover:

• Harrisburg: Allison Hill, Camp Hill, Downtown, Harrisburg, Mechanicsburg, Midtown, Middletown, New Cumberland, South Harrisburg, and Uptown
• Philadelphia: Ardmore, Bryn Mawr, Doylestown, Fairmont, King of Prussia, Newtown, Philadelphia, Phoenixville, Radnor, Wayne, and West Chester
• Pittsburgh: Aliquippa, Beaver Falls, Carnegie, Cranberry, Gibsonia, Mars, New Castle, Pittsburgh, Rochester, and Wexford

HomeRiver Group Property Types

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

HomeRiver Group Property Management Costs

The Pennsylvania branches of HomeRiver Group do not explain the pricing model applied in the local market. In other locations, the firm charges a mix of flat fees and percentages of rental income to be in line with local trends. Fees are always competitive, starting at 6% of monthly income.

Overall, property owners need to pay a leaving 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. Afterwards, they switch to monthly management contracts.

HomeRiver Group Property Management Reviews

Almost 300 Pennsylvaia property owners and tenants have reviewed the work of HomeRiver Group on third-party websites. Their reviews lead to generally good overall ratings.

You can find HomeRiver Group reviews focused on Pennsylvania on:

• Google (Harrisburg): Currently 5.0/5 stars based on 10 reviews
• Birdeye (Harrisburg): Currently 5.0/5 stars based on 10 reviews

Positive reviews focus on the amazing services, the best-in-class services, the well-maintained properties, the easy processes, the smooth procedures, the competence, the trustworthiness, the comprehensive answers to all questions, the always present team members, and the great communication practices. Negative reviews mention not working appliances, slow implementation of maintenance requests, unprofessionalism, lack of proper organization, and negligence.

How to Get Started with HomeRiver Group Property Management

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

Compass Property Management: Best for Affordability

Compass Property Management is a local, full-service property management company serving Lancaster, Chester, and Berks Counties in Pennsylvania. Joe Leofky started the company in 2005, with headquarters in Gap, PA. The goal of the team is to help real estate investors maximize profits and minimize headaches. Compass Property Management is the best rental property management company in Pennsylvania for affordable options as monthly management fees start at 6% of monthly rent.

Compass Property Management Services

Compass Property Management covers the following services:

• Advanced online marketing on Zillow, Trulia, HotPads, and social media
• Self-walkthroughs using Rently
• Tenant screening including credit history, credit score requirements, landlord references, rental history, criminal background check, and evictions history check
• Taking care of rental licenses
• Handling leases
• Rent collection
• Owner funds distribution via direct deposit
• Communication
• Legal compliance
• Handling inspections and inspection paperwork
• Payment of bills
• 24/7 handling of maintenance requests
• Maintenance coordination via professional, reliable, and insured contractors
• Lawn and snow removal services coordination
• Monthly and year-end financial reporting
• Tax reporting
• Evictions

In addition to these comprehensive services, Compass Property Management also offers:

• Pet Guarantee: The company will cover up to $2,000 in pet damage upon move out for approved pets.

Compass Property Management Locations

Compass Property Management operates in:

• Akron
• Atglen
• Christiana
• Coatesville
• Denver
• Douglassville
• East Earle
• Ephrata
• Gap
• Gordonville
• Honey Brook
• Kinzers
• Kutztown
• Lancaster
• Leesport
• Leola
• Lititz
• Manheim
• Morgantown
• Narvon
• New Holland
• Oxford
• Paradise
• Parkesburg
• Pottstown
• Quarryville
• Reading
• Robesonia
• Wyomissing

Compass Property Management Property Types

Compass Property Management works with different types of residential properties rented out on an annual basis.

Compass Property Management Costs

Compass Property Management applies a 3-tier pricing system including the following plans:

Bronze: This plan is tailored to the needs of owners who want to pay only for the services they need the most.

• Leasing fee: One month’s rent
• Monthly management fee: 6% of monthly rent
• Lease renewal fee: $200/year
• Onboarding fee: $250
• Billing management fee (optional): $100
• Eviction fee: $350 + court fees
• Termination of property management agreement (with notice): $200

Silver: This plan is the most popular option.

• Leasing fee: 75% of one month’s rent
• Monthly management fee: 7.5% of monthly rent
• Onboarding fee: $100
• Eviction fee: $150 + court fees
• Termination of property management agreement (with notice): $150

Gold: This plan is tailored to the needs of owners who want to leave management in the hands of Compass Property Management and do not worry about the extra charges.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 9.5% of monthly rent
• Termination of property management agreement (with notice): $50

The Bronze plan makes Compass Property Management the best Pennsylvania property manager for affordability. The monthly fee of 6% of rent is one of the lowest across the entire local market.

Compass Property Management Terms

Terminating the Compass Property Management agreement, even with a notice, requires the payment of a fee, which depends on the service plan. However, it’s not clear how long the duration of the management contract is.

Compass Property Management Reviews

There are more than 600 online reviews of Compass Property Management on third-party websites that show very positive overall experiences.

You can find Compass Property Management reviews on:

• Birdeye: Currently 4.2/5 stars based on 235 reviews
• Google: Currently 4.2/5 stars based on 167 reviews
• ChamberofCommerce.com: Currently 4.2/5 stars based on 165 reviews
• Facebook: Currently 3.4/5 stars based on 30 reviews
• Yelp: Currently 1.0/5 stars based on 4 reviews

Happy property owners and tenants praise the great experiences, the amazing work, the easy and speedy processes, the guidance, the patience, the kindness, the responsiveness, the welcoming, the understanding, the helpfulness, the quick answers to questions, and the super accommodating customer service. Unhappy customers complain about terrible experiences, run down properties, discriminating practices, rude interactions, and predatory fees.

How to Get Started with Compass Property Management

To get started with the best property management company in Pennsylvania for affordability, real estate investors on a budget can fill in an online form on the Compass Property Management website or call 717-442-0442.

DeSantis Property Management: Best for Flexible Options

DeSantis Property Management is a local, family-owned and operated, full-service property management company operating across the Pittsburgh market in Pennsylvania. Christopher P. DeSantis and Nikki DeSantis founded the company in 2019, with headquarters in Moon Township, PA. The team objective is to take away from local and out-of-state property owners the stress of self-managing their rentals and ensure strong return on investment. DeSantis Property Management is the best Pennsylvania property management company for flexibility as owners can choose from three different service plans.

DeSantis Property Management Services

DeSantis Property Management delivers comprehensive services that include:

• Aggressive property marketing on 75+ real estate and rental websites including Zillow Premium Network
• In-person property 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

Furthermore, DeSantis Property Management offers some important protections to Pennsylvania rental property investors:

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

DeSantis Property Management Locations

The services covered by DeSantis Property Management are available 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 takes care of single-family homes, townhouses, and apartment units rented out on a long-term basis.

DeSantis Property Management Costs

Pennsylvania real estate investors can choose from three service packages including:

• New Tenant Placement: This plan covers everything needed to get a property occupied.

• Leasing fee: One month’s rent

• Full-Service Management: This plan covers everything in New Tenant Placement plus the main tasks needed to manage a rental property.

• Monthly management fee: 9.5% of monthly rent

• White Glove Service: This plan covers 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

The ability to select between three service plans makes DeSantis Property Management the best Pennsylvania property manager for flexible options, allowing inverters to opt in for the exact services that they need.

DeSantis Property Management Terms

DeSantis Property Management does not specify the terms of the management contract that property owners need to sign. Thus, interested investors need to get in touch with the team and ask for a copy to review before making a decision. It’s crucial to know what is required to cancel services if not fully satisfied.

DeSantis Property Management Reviews

Over 400 landlords and tenants have reviewed the work of DeSantis Property Management. Their reviews lead to excellent overall ratings.

You can find DeSantis Property Management reviews on:

• Birdeye: Currently 4.7/5 stars based on 155 reviews
• Google: Currently 4.7/5 stars based on 137 reviews
• ChamberofCommerce.com: Currently 4.7/5 stars based on 133 reviews
• Facebook: Currently 5.0/5 stars based on 11 reviews
• Yelp: Currently 5.0/5 stars based on 5 reviews

Positive reviews focus on the outstanding services, the quick and easy processes, the promptness, the efficient handling of maintenance requests, the fast answers to all questions, the politeness, the amazing staff members that are very nice and pleasant to work with, and the stellar communication practices. Negative reviews mention badly managed properties, unprofessional practices, and poor communication.

How to Get Started with DeSantis Property Management

To get started with the best property management company in Pennsylvania for flexible options, rental property owners can submit an online form via the DeSantis Property Management website or call 412-631-3100.

Arbors Management, Inc.: Best for Different Types of Rental Properties

Arbors Management, Inc. is a local, full-service property management company present in Western Pennsylvania and West Virginia. The company was launched in 1982, with headquarters in Monroeville, PA, and is one of the oldest property managers in the Pennsylvania market. The firm provides a hands-on approach that focuses on building partnerships and offering equitability between parties in order to serve the best interests of both property investors and tenants. Arbors Management, Inc. is the top property management company in Pennsylvania for different property types as they work with both single-family and multifamily rental homes.

Arbors Management, Inc. Services

Arbors Management, Inc. offers the following property management services:

• Property marketing and advertising on hundreds of 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 earnings distribution
• 24/7 emergency responses
• Interim property inspections
• Maintenance
• Property accounting
• Financial reporting
• Owner statements

Arbors Management, Inc. Locations

Arbors Management, Inc. is present in:

• 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, Inc. Property Types

Arbors Management, Inc. works with single-family homes, small multifamily properties, and larger multifamily homes rented out on a long-term basis. They also manage Section 8 and tax credit housing. This diversity makes them the best Pennsylvania property management company for various types of rental properties.

Arbors Management, Inc. Costs

Arbors Management, Inc. works with three service packages for the owners of different types of rentals, including:

Scattered Site Conventional: This plan covers everything required to manage a single-family or small multifamily rental home.

• 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 covers everything needed to run large multifamily rental properties.

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

Affordable: This plan covers everything necessary to manage Section 8 and Tax Credit properties.

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

Because of these multiple service packages based on the size and kind of rental, Arbors Management, Inc. is a good choice for Pennsylvania investors with diverse portfolios.

Arbors Management, Inc. Terms

Arbors Management, Inc. does not provide a copy of the management contract that investors need to sign, so interested landlords need to contact the team and ask for a copy to review carefully before making a decision.

Arbors Management, Inc. Reviews

Over 400 real estate investors and tenants have written online reviews of Arbors Management, Inc. Their reviews show generally positive experiences.

You can find Arbors Management reviews on:

• Birdeye: Currently 4.4/5 stars based on 153 reviews
• Facebook: Currently 4.5/5 stars based on 140 reviews
• Google: Currently 4.4/5 stars based on 138 reviews
• Yelp: Currently 1.8/5 stars based on 23 reviews

Satisfied property owners and renters highlight the wonderful experiences, the easy processes, the knowledge, the quick solutions to maintenance needs, the thoroughness, the politeness, the user-friendly online portal, the fast responses to questions, the friendliness, and the excellent communication. Dissatisfied customers write about broken appliances, lack of professionalism, unethical practices, wrongful charges, and absence of customer services.

How to Get Started with Arbors Management, Inc.

To get started with the best property management company in Pennsylvania for different types of rental properties, investors with diverse portfolios can fill in an online form on the Arbors Management, Inc. website or call 1-800-693-1280.

Del Val Realty & Property Management: Best for Landlord Protection

Del Val Realty & Property Management is a local, full-service property management company covering the Philadelphia area of the Pennsylvania market. Michel Lautensack established the company in 2006, with headquarters in Malvern, PA. The team strives to meet the needs of smaller-scale real estate investors that are not usually adequately addressed by traditional property management firms. Del Val Realty & Property Management is the best property management firm in Pennsylvania for owner guarantees as they offer more protection than other local property managers.

Del Val Realty & Property Management Services

Del Val Realty & Property Management offers:

• 4-Step LeaseUp! Program including advertising on 100+ rental websites, professional-quality photos and videos, 3D videos, and SEO
• Property showings by leasing agents
• Move-in and move-out inspections
• Rent collection
• Owner funds disbursement
• Legal compliance
• Handling tenant calls
• Working through tenant disputes
• Maintenance coordination and implementation through a combination of in-house staff and outside vendors
• Bills payments
• Bookkeeping services
• Year-end financial records
• Year-end taxes
• Eviction protection

Besides full-service property management, the firm also provides access to a number of important protections:

• Better Than 100% Guarantee: The property management company will give back all monthly management fees plus an additional $500 to owners if a tenant terminates their lease in the first 90 days.
• 12 Month Lease Guarantee: The Pennsylvania property manager will market the property and place a new tenant at no cost in case a resident leaves in the first 12 months of the lease.
• 100% Satisfaction Guarantee: Real estate investors can terminate their management agreements at any point with a 30-day notice, with no termination fees.
• Eviction Protection Program (optional): Del Val Realty & Property Management will pay for all eviction-related expenses including court fees, legal fees, and filing-an-eviction fees for $25/month.

Furthermore, Del Val Realty & Property Management offers the following benefits to Pennsylvania real estate investors:

• Rent Advance: 12 months of rent in advance
• Rent Protection: 2 months of rent payments in case a tenant stops paying rent
• Eviction Protection: $1,000 towards eviction costs
• Pet Protection: $1,000 towards pet damage
• Rental Property Analysis and Current Market Value: Quarterly rental analysis highlighting rental and property values for each asset
• Legislative Updates: Real-time alerts of rental housing legislation

The available guarantees and benefits make Del Val Realty & Property Management the best property manager in Pennsylvania for investor protection.

Del Val Realty & Property Management Locations

Del Val Realty & Property Management operates in:

• Brookhaven
• Chester
• Chesterbrook
• Coatesville
• Colwyn
• Conshohocken
• Crum Lynne
• Drexel Hill
• Hatboro
• King of Prussia
• Kutztown
• Linwood
• Norristown
• Philadelphia
• Phoenixville
• Pottstown
• Royersford
• Spring City
• Trainer
• Upper Darby
• Wayne

Del Val Realty & Property Management Property Types

Del Val Realty & Property Management takes care of single-family homes, townhouses, condos, and apartments rented out on a long-term basis.

Del Val Realty & Property Management Costs

Pennsylvania rental property owners can select between three different service packages including:

Silver Plan: This plan covers everything necessary to place a tenant.

• Leasing fee: One month’s rent for a minimum of $750

Gold Plan: This plan covers everything included in Silver Plan plus all services needed to run a long-term rental business and access to all guarantees. It’s optimal for properties with monthly rent of $750-$2,000.

• Leasing fee: One month’s rent for a minimum of $750
• Monthly management fee: 8% of monthly rent
• Lease renewal fee: $250
• Setup fee: $200
• Onboarding Section 8 tenants: $200/Section 8 tenant
• Owner Benefit Package: $49.50/month

Platinum Plan: This plan covers everything in Gold plus all benefits. It is ideal for rentals with monthly rent of $2,000+/month.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 13% of monthly rent

Del Val Realty & Property Management Terms

Del Val Realty & Property Management works with month-to-month management contracts. Moreover, under the 100% Satisfaction Guarantee, landlords can opt out of services at any time, with a 30-day notice, without having to pay any extra fees.

Del Val Realty & Property Management Reviews

More than 2,300 investors and renters have written online reviews of Del Val Realty & Property Management. Their reviews reveal generally good overall ratings.

You can find Del Val Realty & Property Management reviews on:

• Birdeye: Currently 4.1/5 stars based on 1,092 reviews
• Google: Currently 4.1/5 stars based on 558 reviews
• ChamberofCommerce.com: Currently 4.0/5 stars based on 524 reviews
• Facebook: Currently 3.8/5 stars based on 92 reviews
• Yelp: Currently 1.6/5 stars based on 39 reviews

Happy landlords and tenants talk about the outstanding services, the problem-free processes, the exceptional level of professionalism, the attention to detail, the knowledge, the excellent foresight, the responsiveness, the extremely hard-working staff members, the promptness, and the good communication. Unhappy customers discuss poorly maintained rentals, failure to meet commitments, unexpected contract cancellations, shady practices, incompetence, and lack of organization.

How to Get Started with Del Val Realty & Property Management

To get started with the best property management company in Pennsylvania for landlord protection, real estate investors can submit an online form via the Del Val Realty & Property Management website or call 484-328-3282.

Takeaway

These are the 6 best property management companies in Pennsylvania. HomeRiver Group and Awning are the top property managers for long-term and short-term rentals, respectively. Investors looking for affordable options should check out Compass Property Management, and those who’d like to be able to choose the exact services they need can consider DeSantis Property Management. Arbors Management, Inc. could be a good choice for the owners of diverse rental portfolios, while Del Val Realty & Property Management might work out for investors looking for additional guarantees.