5 Best Property Management Companies in Philadelphia

The Philadelphia real estate market has always provided profitable opportunities for savvy investors. Being the biggest city in the State of Pennsylvania and the 6th largest nationwide, Philly benefits from strong demand for long-term rental properties. The growing and diverse economy also contributes to an ongoing increase in population, continuously expanding the pool of tenants.

The 5 best property management companies in Philadelphia are:

1. HomeRiver Group: Best Overall Property Management Company in Philadelphia
2. Bay Property Management Group: Best for Affordable Fees
3. Grow Property Management: Best for Flexible Options
4. Skyline Property Management: Best for Investors with Portfolios
5. Del Val Realty & Property Management: Best for Property Owner Guarantees and Benefits

Let Awning find the best property management company 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.

How We Selected the Best Property Management Companies in Philadelphia

When selecting the best property managers in a market, many different factors and criteria need to be considered for results to be comprehensive and objective.

In our ranking of the top Philadelphia property management companies, we used the following factors:

• Property management services: We made sure that ranked property management companies provide full-service management that allows Philadelphia real estate investors to earn passive income.
• Property management fees and costs: We chose property managers with transparent pricing models and no hidden fees.
• Rental market coverage: We selected companies that operate in all parts of the Philadelphia real market as well as surrounding areas.
• Rental property type coverage: We included property managers that work with short-term and long-term rentals and different residential property types.
• Company size and headquarters: We looked for both small, local property management companies and large property managers with nationwide coverage so that investors can choose their preferred model.
• Balance between technology and human interventions: We focused on companies that strike the right balance between the use of technology to automate relevant processes and human touch where it’s most needed.
• Online ratings and reviews: We checked out the online ratings of selected property management companies and individual reviews by property owners and renters on third-party websites to ensure that they deliver the services and quality that they promise on their websites.
• Value for money: We ranked the 6 companies that offer the best value for money in the Philadelphia real estate market.

We also ranked the top Pennsylvania property management companies.

HomeRiver Group: Best Overall Property Management Company in Philadelphia

HomeRiver Group is the largest third-party property management company across the US long-term rental market, with a well-established presence in Philadelphia. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert founded the company in 2016, with headquarters in New York, NY. Now, HomeRiver Group covers numerous cities in 32 states by acquiring the top local property managers in each market and turning them into partners. This is the best overall property management company in Philadelphia for long-term rental properties as it strikes the optimal balance between services and pricing.

HomeRiver Group Property Management Services

The Philadelphia office of HomeRiver Group provides comprehensive property management services including:

• Expert market analysis to maximize rental income
• Property marketing
• Extensive tenant screening
• Rent collection
• Owner payout disbursements
• Property inspections
• Maintenance and repairs
• Accounting
• Financial reporting
• Evictions
• Remodeling and rehab work

HomeRiver Group Property Management Locations

HomeRiver Group operates in the following areas of the Philadelphia market:

• Ardmore
• Bryn Mawr
• Doylestown
• Fairmont
• King of Prussia
• Newtown
• Philadelphia
• Phoenixville
• Radnor
• Wayne
• West Chester

HomeRiver Group Property Types

The Philadelphia branch of HomeRiver Group works with single-family homes, small multifamily properties, and apartment communities.

HomeRiver Group Property Management Costs

The website of HomeRiver Group Philadelphia does not provide the pricing model applied in the local market. In other locations, the company charges a mix of flat fees and percentages of rental income, in line with prevalent local trends. In all cases, HomeRiver Group’s fees are competitive, especially considering the full-service management delivered by them.

Besides the monthly fee, investors usually need to also pay a leasing fee, lease renewal fees, routine inspection fees, and HVAC tune-up fees.

HomeRiver Group Property Management Terms

The standard HomeRiver Group management contract asks for a 6- or 12-month initial commitment on behalf of property owners. After the end of the initial agreement, they become eligible for monthly contracts too.

HomeRiver Group Property Management Reviews

There are no online reviews of HomeRiver Group specific to the Philadelphia office. However, there are more than 200 reviews commenting on the services provided in Pennsylvania. These reviews result in good overall ratings.

Happy property owners and tenants highlight the best-in-class services, the easy processes, the comprehensive responses to all questions, only minor issues with properties, the trustworthy team members, the polite and intelligent staff, and the convenient communication with investors and renters. Unhappy customers mention broken appliances, problems with utilities, absence of repair work, lack of in-house maintenance team, poor-quality services provided by vendors, and incompetent customer support.

How to Get Started with HomeRiver Group Property Management

To get started with the best overall property management company real estate investors can submit an online form via HomeRiver Group.

Bay Property Management Group: Best for Affordable Fees

Bay Property Management Group (BMG) is a broker-owned and locally operated property management company covering a few cities in Pennsylvania (including Philadelphia), Maryland, Virginia, and Washington, DC. Patrick Freeze created the company in 2010, with headquarters in Baltimore, MD. At the moment, Bay Property Management Group has over 6,000 single-family and multifamily rental units in its portfolio. This is the most affordable property manager in the Philadelphia market, whose monthly management fees can reach as low as 3% of rental income.

Bay Property Management Group Services

Bay Property Management Group provides comprehensive solutions for Philadelphia landlords including:

• Rental registration
• Full leasing services for an average leasing of 30 days
• Aggressive property marketing including all major search engines (the MLS, Zillow, Hotpads, Locators, Craigslist, etc.), online classifieds, and offline marketing
• Tenant screening including evictions, judgements, liens, bankruptcies, criminal history, credit worthiness, and income verification, leading to less than 1% eviction rate
• Move-in and move-out inspections and reports
• Full-suite tenant services
• Rent collection
• Quick owner payout disbursements via direct deposits or standard checks
• Legal support
• 24/7 maintenance response
• Handling maintenance problems through in-house handymen and qualified contractors
• Monthly and annual financial statements
• End-of-the-year 1099s
• Eviction services and suit filings

Bay Property Management Group Locations

The property management services provided by BMG are available in:

• Bucks County
• Center City
• Chester County
• Delaware County
• Fairmount
• Fishtown
• Kensington
• Montgomery County
• Northern Liberties
• Point Breeze
• Rittenhouse Square
• Roxborough-Manayunk
• South Philadelphia
• Temple University
• University City
• Washington Square

Bay Property Management Group Property Types

Bay Property Management Group works with both single-family homes and multifamily properties in the Philadelphia rental market.

Bay Property Management Group Costs

BMG provides a full-service property management option that is notable for its affordability, with prices that can be exceptionally competitive.

The cornerstone of BMG's pricing is the monthly management fee, which typically ranges from 5% to 8% of the monthly rent. However, this rate can vary, potentially being lower or higher, allowing for flexibility based on specific property needs or owner circumstances.

In addition to the monthly management fee, property owners are responsible for a few other costs. The leasing fee is set at one month’s rent, covering the services involved in finding and placing a tenant. For lease renewals, BMG charges a fee ranging from $100 to $299, depending on the specifics of the service or property.

This structure, with its range in the monthly management fee and clear additional costs, positions BMG as a versatile and affordable option for property owners seeking comprehensive management services. The flexibility in their pricing is particularly appealing to a broad spectrum of property owners, from those with single units to those managing multiple properties.

Bay Property Management Group Terms

The website of Bay Property Management Group does not have a copy of the management agreement that landlords need to sign. So, interested property owners should contact the local office and ask for a copy which they can review carefully before deciding if this is the best Philadelphia property management company for their needs.

Bay Property Management Group Reviews

There are more than 2,000 online reviews of the services provided by Bay Property Management Group that reveal positive overall experiences.

You can find Bay Property Management Group reviews on:

• Google: Currently 4.4/5 stars based on 1,213 reviews
• Birdeye: Currently 4.1/5 stars based on 745 reviews
• Yelp: Currently 2.0/5 stars based on 179 reviews
• BBB.org: Currently 3.4/5 stars based on 52 reviews

Satisfied landlords and tenants discuss the up-to-date website information, the prompt and professional services, the quick and efficient solutions to property problems, the incredibly responsive and kind staff, and the helpful and reachable team members. Dissatisfied customers mention disappointing and frustrating services, poor preventive maintenance practices, slow handling of repair requests, unprofessional handymen, and lack of proper communication.

How to Get Started with Bay Property Management Group

To get started with the most affordable property management company in Philadelphia, real estate investors can submit an online form via the Bay Property Management Group website.

Grow Property Management: Best for Flexible Options

Grow Property Management is a Philadelphia-based, full-service property manager working with both houses and apartments rented out on an annual basis. Joe White founded the company in 2011, with headquarters in Philadelphia, PA. The Grow Property Management team aims to eliminate the stress for property owners and help them save time by protecting their investments and increasing their profits. This is the best property management company in Philly for landlords who prefer flexible options as they can choose between 3 different pricing plans and can add extra services to each one of them.

Grow Property Management Services

The services delivered by Grow Property Management cover:

• Multi-level rental marketing and advertising including the MLS, websites, realtors, and the company’s own pool of tenants
• Property showings
• Extensive tenant screening including criminal checks, credit checks, background checks, rental history checks, and eviction history checks
• Rent collection
• Owner payout electronic deposits
• Compliance with city, state, and federal laws
• Legal advice
• Move-out inspections
• Regular, scheduled property inspections
• 24/7 handling of maintenance requests
• Overseeing all maintenance work and repairs
• In-depth monthly statements and reports
• Yearly tax reports
• Tenant evictions

Some Grow Property Management service plans include protections like:

• Tenant skips
• Tenant evicted rent coverage
• Eviction legal fee coverage
• Malicious contents coverage
• Condo contents coverage
• Pet damage coverage
• Showing protection

Grow Property Management Locations

Grow Property Management operates in the areas with the following zip codes in the Philadelphia real estate market:

• 19102
• 19103
• 19104
• 19106
• 19107
• 19121
• 19122
• 19123
• 19125
• 19130
• 19146
• 19147
• 19148

Grow Property Management Property Types

Grow Property Management works with single-family homes, townhouses, and apartments.

Grow Property Management Costs

Grow Property Management distinguishes itself in the Philadelphia property management market with its three diverse pricing plans, offering varying levels of coverage and services to suit different investor needs.

The Bronze plan is designed for basic long-term rental business management, with additional services available at extra costs. The monthly property management fee for this plan is 6.7% of the monthly rent, subject to a minimum of $123. The lease fee is set at one month’s rent, and the lease renewal fee is $500. Additional services under this plan include onboarding existing tenants for $750, professional photos at $300, a YouTube property video for $175, posting to the MLS for $200, a move-out inspection at $250, an end-of-the-year 1099 for $75, eviction filing at $350, and eviction court costs of $750.

The Silver plan builds upon the Bronze plan by including more services in the monthly management fee. This plan offers additional coverage such as tenant skips (two weeks of rent), tenant evicted rent coverage (four weeks of rent), eviction legal fee coverage of $500, malicious contents coverage of $25,000, condo contents coverage of $25,000, a pet damage guarantee of $1,000, and showing protection of $2,000. The monthly management fee is 7.9% of the monthly rent, with a minimum of $123. The lease fee remains one month’s rent, while the lease renewal fee is reduced to $173, and the end-of-the-year 1099 is $17.

The Gold plan, offering the most comprehensive coverage, includes everything in the Silver plan with enhanced benefits. These include better coverage for tenant skips (four weeks of rent), tenant evicted rent coverage (eight weeks of rent), an increased eviction legal fee of $4,000, malicious contents coverage of $35,000, condo contents coverage of $35,000, an elevated pet damage guarantee of $2,000, and expanded showing protection of $5,000. The monthly management fee is 8.3% of the rent, with a minimum of $123. The lease fee is 85% of one month’s rent, and the lease renewal fee is further reduced to $127, with the end-of-the-year 1099 at $10.

This flexibility in service plans and pricing makes Grow Property Management a top choice for investors in Philadelphia seeking a property management solution tailored to their specific needs.

Grow Property Management Terms

Property owners can terminate the management agreement with a 2-month notice.

Grow Property Management Reviews

More than 200 real estate investors and renters have reviewed Grow Property Management on third-party websites. Their reviews reveal extremely positive overall experiences.

You can find Grow Property Management reviews on:

• Birdeye: Currently 4.8/5 stars based on 142 reviews
• Google: Currently 4.8/5 stars based on 137 reviews
• Yelp: Currently 4.5/5 stars based on 6 reviews

Happy landlords and tenants comment on the professional and honest approach, the proficient and stress-free processes, the useful advice, the quick responses to maintenance requests, the reasonable prices, the responsive and polite team members, and the always available customer service. Unhappy customers talk about lack of transparency, scammy practices, unprofessionalism and condescendance, abrupt and rude staff, and slow communication.

How to Get Started with Grow Property Management

To get started with the best property management company in Philadelphia for flexible options, landlords can fill in an online form on the Grow Property Management website.

Skyline Property Management: Best for Investors with Portfolios

Skyline Property Management is a Philly-based property manager working with different residential property types across the Philadelphia market. Chip Robinson established the company in 2013, with headquarters in Philadelphia, PA. The team aims to deliver real results for local property owners through hands-on support that provides unbeatable peace of mind for clients. Skyline Property Management applies a simple, straightforward pricing structure that varies only by the number of properties in an owner’s portfolio. Landlords with multiple rental units get access to major discounts, which makes this the best property management company in Philadelphia for investors with portfolios.

Skyline Property Management Services

Skyline provides full-service property management that includes:

• Comprehensive digital property marketing and advertising
• Tenant screening
• Legal compliance
• Rent collection
• Tenant and owner communication
• Frequent property inspections
• Handling ongoing maintenance and one-off requests
• Regular financial reporting
• Evictions

Skyline Property Management Locations

Skyline Property Management covers all areas of the Philadelphia real estate market.

Skyline Property Management Property Types

Skyline manages different types of residential long-term rental properties including single-family homes, townhomes, condos, and apartments.

Skyline Property Management Costs

Skyline Property Management offers a pricing structure that is particularly advantageous for owners with multiple rental units, making it an ideal choice for investors with portfolios in Philadelphia. The fees vary based on the number of units owned, with significant discounts for those with multiple properties.

For single-unit landlords, the company offers a plan that includes a monthly management fee of 8% of the monthly rent, with a minimum fee of $75. This plan is well-suited for small landlords who might be managing a single rental property.

For those with growing portfolios of 2-4 units, Skyline Property Management has tailored a plan with a reduced monthly management fee of 7% of the monthly rent, also with a minimum of $75. This plan caters to investors who are expanding their holdings and require a more comprehensive management approach.

Landlords with larger portfolios of 5 or more units can benefit from a customized plan that further reduces the monthly management fee to 6% of the rent, maintaining the minimum fee of $75. This plan is designed to offer optimal solutions for large portfolio management.

In addition to these tiered monthly management fees, Skyline Property Management charges additional costs that include a leasing fee of one month’s rent, subject to a minimum of $750, a startup fee of $100, and an existing tenant onboarding fee of $250 per existing lease. Furthermore, for maintenance tasks that require an outside contractor, the company charges a fee of 20% of the contractor's invoices.

This structured pricing model, with its tiered approach based on the number of units, positions Skyline Property Management as a top choice for a diverse range of investors in Philadelphia, from those with a single property to those managing extensive portfolios.

Skyline Property Management Terms

Skyline does not discuss the terms and details of the management agreement that investors need to sign. Thus, interested landlords should contact the team and ask for a copy to review in order to know how easy or not it is to opt out of services when not fully happy with their quality.

Skyline Property Management Reviews

There are over 80 online reviews of Skyline Property Management written by property owners and renters. They show mixed experiences.

You can find Skyline Property Management reviews on:

• Birdeye: Currently 2.4/5 stars based on 34 reviews
• Google: Currently 2.5/5 stars based on 25 reviews
• Yelp: Currently 4.0/5 stars based on 24 reviews

Satisfied landlords and tenants praise the nice, well-kept properties, the great spaces, the good locations, the reasonable rents, the professional and well-prepared staff, and the helpful and quick-to-respond team members. Dissatisfied customers discuss predatory practices, lack of care for tenants, fraudulent reports, horrible site managers, and evictions for no reason.

How to Get Started with Skyline Property Management

To get started with the best property management company in Philadelphia for landlords with rental portfolios, property owners can submit an online form via the Skyline Property Management website.

Del Val Realty & Property Management: Best for Property Owner Guarantees and Benefits

Del Val Realty & Property Management is a local, full-service property management company working with single-family and multifamily rentals across Philadelphia and the surrounding areas. Michel Lautensack founded the company in 2006, with headquarters in Malvern, PA. The team works towards meeting the needs of smaller real estate investors that are not usually properly addressed by traditional property management companies. Del Val Realty & Property Management provides important guarantees and benefits that other top Philadelphia property management companies do not offer. That’s what makes them the best local property manager for landlord protection in the Philly market.

Del Val Realty & Property Management Services

As one of the best property management companies in Philadelphia, Del Val offers the following comprehensive services:

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

In addition to full-service management, Del Val Realty & Property Management offers access to 3 different guarantees. This is what makes them the best Philly property manager for landlord protection. These guarantees include:

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

Moreover, Del Val offers the following benefits with some plans:

• Rent Advance: 12 months of rent in advance
• Rent Protection: 2 months of rent payments if 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

Del Val Realty & Property Management Locations

Del Val operates across the entire Philadelphia rental market including:

• 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 works with single-family homes, townhouses, condos, and apartments.

Del Val Realty & Property Management Costs

Del Val Realty & Property Management tailors its services to diverse landlord needs through three distinct service packages, encompassing both lease-only and full-service management options.

The Silver Plan is designed to cover all the essentials needed for renting out a property. The tenant placement fee under this plan is one month’s rent, subject to a minimum of $750. This plan is ideal for landlords looking for assistance solely in finding tenants.

For more comprehensive property management needs, the Gold Plan offers full-service monthly management. It is particularly recommended for properties with rental values ranging from $750 to $2,000 per month. This plan includes access to all guarantees provided by Del Val. The fees include an 8% monthly management fee of the monthly rent, a tenant placement fee of one month’s rent (minimum $750), a lease renewal fee of $250, a setup fee of $200, and an additional charge of $200 for onboarding Section 8 tenants. Additionally, there is an Owner Benefit Package available at $49.50 per month.

The Platinum Plan is an all-inclusive annual property management solution, best suited for properties generating rent of $2,000 per month or more. This plan encompasses all guarantees and benefits offered by Del Val. The pricing includes a 13% monthly management fee of the monthly rent and a reduced tenant placement fee of 50% of one month’s rent.

These tiered service options from Del Val provide landlords with the flexibility to choose a package that best suits their property management needs, whether it's simply finding a tenant or comprehensive property management, especially tailored for different rental income levels.

Del Val Realty & Property Management Terms

Del Val Realty & Property Management works with monthly management agreements. Property owners can cancel services with a 30-day notice.

Del Val Realty & Property Management Reviews

Over 2,200 real estate investors and renters have reviewed the services provided by Del Val Realty & Property Management on third-party review websites. Their reviews reveal generally positive experiences.

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

• Birdeye: Currently 4.1/5 stars based on 1,052 reviews
• Google: Currently 4.1/5 stars based on 524 reviews
• ChamberofCommerce.com: Currently 4.0/5 stars based on 524 reviews
• Facebook: Currently 3.7/5 stars based on 90 reviews
• Yelp: Currently 1.5/5 stars based on 38 reviews

Positive reviews focus on the exceptional services, the smooth processes, the outstanding professionalism and attention to detail, the knowledge and excellent foresight, the very responsive and hard-working team members, and the prompt responses to any questions. Negative reviews mention poorly maintained properties, failure to follow through commitments, unexpected contract cancellations, shady business practices, lack of competence, and unorganized staff that’s hard to work with.

How to Get Started with Del Val Realty & Property Management

To get started with the best property management company in Philadelphia for landlord protections and guarantees, long-term rental property investors can fill in an online form on the Del Val Realty & Property Management website.

Takeaway

These are the 5 best property management companies in Philadelphia that allow investors to invest remotely and passively without compromising the performance of their properties. The top overall property managers for long-term and short-term rentals are HomeRiver Group and Awning, respectively. Bay Property Management Group is ideal for investors looking for affordable services, while Grow Property Management is optimal for investors who’d like to be able to choose between different services. Owners with growing portfolios should check out Skyline Property Management, and those who value their protection should consider Del Val Realty & Property Management.