California Property Management: Top 5 Options

The California real estate market has always ranked among the top locations for investing in short-term and long-term rental properties. The diverse economy, the large population, and the multiple tourist attractions drive strong rental rates, high demand, and good returns on investment. Nevertheless, even in such a lucrative market, investors cannot achieve high ROI by simply buying a good property. They also have to manage it well, which cannot always be achieved by becoming a landlord or an Airbnb host yourself. In some cases, it’s a smarter move to hire a property manager.

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 California are:

• HomeRiver Group: Best Overall Property Management Company in California
• Mynd: Best for Single-Family Homes
• TrueDoor Property Management: Best for Condos and Apartments
• HCM Property Management: Best for Different Property Types
• Management One: Best for Flexible Options

How We Selected the Best Property Management Companies in California

Choosing the top property managers in the California rental market should take into consideration multiple factors in order to be reliable and objective.

In our selection of the best rental property management companies in California, we focused on:

• Property management services: We looked for companies that offer comprehensive services, allowing investors to invest remotely and passively.
• Market coverage: We searched for property managers that have the capacity to work in  various locations across the California market.
• Property type coverage: We chose companies that can work with different property types to satisfy the needs of all investors.
• Company size and location: We included both small, local and large, nationwide property management companies so that property owners can select their preferred style.
• Use of technology and human resources: We selected companies that deploy the latest real estate technology to optimize processes without overlooking the importance of the human touch and intervention in certain areas.
• Property management fees and costs: We considered the pricing models of different property managers, including both flat fees and percentages of rental income. We focused on providers that don’t have hidden charges.
• Online reviews by property owners and tenants: We evaluated the ratings of various California property management companies on third-party online review websites, in addition to going through individual reviews to check the pros and cons of each manager.
• Value for money: We selected the 6 property management companies in California that offer the best value for money for various investors.

HomeRiver Group: Best Overall Property Management Company in California

HomeRiver Group is the largest third-party property manager in the US market, providing services in 32 cities, including multiple locations across California. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert established the company in 2016, with headquarters in New York, NY. At the moment, HomeRiver Group manages more than 40,000 rental properties and over 32,000 units in HOA communities. This is the best overall property management company for long-term rentals in California because of the combination of comprehensive services and affordable rates.

HomeRiver Group Property Management Services

As the best full-service property management company in California, HomeRiver Group covers the following:

• Instant rental analysis including optimal rental value and insights into the local rental market
• Optimized rental listings
• Marketing on major rental websites including virtual 3D tours
• Extensive tenant screening including background, credit history, income, and references check
• Move-ins and move-outs
• Rent collection
• Owner payouts
• Bills payment including maintenance, utilities, taxes, insurance, and mortgage
• Routine inspections
• Maintenance and repairs provided by skilled staff and an extensive list of vendors
• Detailed financial reporting
• Eviction services
• Property improvements and updates

HomeRiver Group Property Management Locations

The HomeRiver Group services are available in two main California locations:

• Sacramento: Anatolia, Antelope, Cameron Park, Carmichael, Citrus Heights, Citrus Park, Davis, Del Paso Heights, Delta Shores, East Sacramento, El Dorado Hills, Elk Grove, Fair Oaks, Folsom, Galt, Gold River, Granite Bay, Greenhaven, Land Park, Lincoln, Mather, McKinley Park, Meadowview, Natomas, North Highlands, North Sacramento, Oak Park, Orangedale, Pocket, Placerville, Rancho Cordova, Rocklin, Roseville, Sacramento, Serrano, Shingle Springs, Sun City Roseville, and West Sacramento
• Southern California: Burbank, Los Angeles, Murrieta, Oxnard, Pasadena, Santa Monica, Sharman Oaks, Temecula, Thousand Oaks, and Ventura

HomeRiver Group Property Types

HomeRiver Group handles single-family homes, small multifamily properties, and units within HOA communities.

HomeRiver Group Property Management Costs

The Sacramento office of HomeRiver Group offers two property management options:

Maintenance Only

• Single-family condo: $55/month
• Duplex: $95/month
• 3-15 units: $40/month

Classic Management

• Single-family condo: 4%-6% of monthly rent
• Duplex: $160/month
• 3-15 units: 4%-6% of monthly rent
• Leasing fee: 50% of one month’s rent for a minimum of $500
• Premium marketing package: $149

The Southern California office does not provide information on the fees that they charge.

HomeRiver Group Property Management Terms

HomeRiver Group expects rental property owners to sign an initial property management agreement of six or twelve months. Month-to-month contracts are available afterwards.

HomeRiver Group Property Management Reviews

There are over 1,000 online reviews of the California offices of HomeRiver Group written by property owners and tenants on third-party websites. They show generally positive experiences.

Satisfied investors and renters highlight the incredible services, the ability to solve complex situations, the stress-free processes, the personable team members, the precise and punctual staff, and the supportive customer care. Dissatisfied customers complain about the inefficient processes, delays in responses to maintenance requests, the lack of proper organization, and the poor communication.

How to Get Started with HomeRiver Group Property Management Services

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

Mynd: Best for Single-Family Homes

Mynd is a full-service property management company operating in 30 cities in 12 states, including several markets in California. Colin Wiel, Don Ganguly, and Doug Brien established the company in 2016, with headquarters in Oakland, CA. At the moment, Mynd works with over 11,000 long-term rental properties and manages more than $3.5 billion in real estate assets. Mynd focuses on single-family homes.

Mynd Property Management Services

Mynd provides the following services to rental property owners in California:

• Renovations to get properties rent-ready
• Rental listings
• Marketing
• Tenant screening
• Tenant placement
• Managing tenant satisfaction
• Owner communication
• Minimizing vacancy
• Maximizing rental income
• Property inspections
• Property maintenance request responses
• Regular property management through an in-house team of technicians and a network of vetted vendors
• HOAs communication
• Lease renewals
• Early lease terminations (when needed)
• Tenant eviction
• Rental income and tax reporting
• Financial analysis

Mynd offers a few guarantees to landlords, including;

• Rental Income Guarantee: The company will cover up to $5,000 in owner payouts in case a Mynd-placed tenant misses a payment.
• Eviction Protection Plan: The company will cover up to $5,000 in court costs and legal fees in case a Mynd-placed resident needs to be evicted.

Mynd Property Management Locations

Mynd manages long-term rentals in:

• Oakland and East Bay
• Sacramento
• San Diego
• San Francisco and the Bay Area
• San Jose and South Bay
• Santa Rosa and North Bay

Mynd Property Types

Mynd works exclusively with single-family homes rented out on a long-term basis.

Mynd Property Management Costs

In most of the California rental market, Mynd charges a flat fee which covers all property management services and which depends on the number of properties owned  by the investor:

• One rental: $199/month
• Two rentals: $189/month per property
• Three rentals: $179/month per property
• 4+ rentals: Custom pricing plan

The only two services paid separately are:

• Leasing fee: 50% of one month’s rent
• Lease renewal fee: $349

The exceptions are the Sacramento area and the San Diego Area, where property management fees are even more affordable.

In Sacramento, Mynd charges:

• One rental: $139/month
• Two rentals: $129/month per property
• Three rentals: $119/month per property
• 4+ rentals: Custom pricing plan
• Leasing fee: 50% of one month’s rent
• Lease renewal fee: $299

In San Diego, Mynd charges:

• One rental: $179/month
• Two rentals: $169/month per property
• Three rentals: $159/month per property
• 4+ rentals: Custom pricing plan
• Leasing fee: 50% of one month’s rent
• Lease renewal fee: $299

Mynd Property Management Terms

Landlords need to sign a written property management agreement to hire Mynd. The text of the agreement is not available online, so interested property owners should contact the local California office and ask for a copy that they can review before deciding whether Mynd is the best choice for them.

Mynd conducts a property inspection within three days of signing the contract to evaluate if the property is ready for leasing. In case it is, they start the marketing process. If not, Mynd provides a cost estimation of the needed work within a week and has the capacity to complete all work within ten days.

Mynd Property Management Reviews

A few thousand property owners and tenants have reviewed Mynd on third-party websites. Most reviews show positive experiences.

You can find Mynd reviews on:

• Trustpilot: Currently 4.2/5 stars based on 1,611 reviews
• Google: Currently 4.4/5 stars based on 990 reviews
• Birdeye: Currently 4.4/5 stars based on 574 reviews
• BBB.org: Currently 2.7/5 stars based on 342 reviews
• Yelp: Currently 2.5/5 stars based on 317 reviews
• BestCompany: Currently 1.1/5 stars based on 18 reviews

Positive reviews by satisfied landlords and renters focus on the smooth processes, the prompt handling of maintenance requests, the expertise and professionalism of the team, and the available customer support. Negative reviews discuss broken appliances, slow implementation of maintenance work, unexpected charges, and poor communication.

How to Get Started with Mynd Property Management Services

To get started with the best property management company in California for single-family homes, property owners can submit an online form via the:

• Website of the Oakland office of Mynd or call 510-543-2535.
• Website of the Sacramento office of Mynd or call 916-610-4529.
• Website of the San Diego office of Mynd or call 619-816-1839.
• Website of the San Francisco office of Mynd or call 628-212-8039.
• Website of the San Jose office of Mynd or call 669-310-1069.
• Website of the Santa Rosa office of Mynd or call 707-609-4046.

TrueDoor Property Management: Best for Condos and Apartments

TrueDoor Property Management is a full-service long-term rental property manager in Orange County and Inland Empire, CA. Bryant Hull and Kyle Thompson founded the company in 2008, with headquarters in Huntington Beach, CA. Currently, they manage more than 800 rentals. TrueDoor Property Management works with rental homes, condos, and apartments.

TrueDoor Property Management Services

TrueDoor Property Management provides comprehensive services to California real estate investors that include:

• Property marketing including professional photos, videos, and 360 tours
• Rigorous tenant screening
• Virtual and in-person showings
• Legal guidance
• Rent collection
• Owner payouts via ACH transfers
• Frequent property inspections
• Maintenance and repairs coordination
• Monthly accounting and financial reporting
• Annual property review meeting
• Evictions

In addition, property owners get the following guarantees:

• Rented in 30 Days Guarantee: If TrueDoor Property Management doesn’t find a quality tenant in 30 days, the next month of property management is free.
• Pet Protection Guarantee: The company will pay up to $1,000 for approved pet damage above the security deposit.
• Happiness Guarantee: Landlords can cancel services at any time with no penalties.
• Lease Break Guarantee: TrueDoor Property Management will find a qualified tenant at no additional cost in case a tenant breaks the lease and moves out earlier than scheduled.
• No Eviction Guarantee: The company will cover the cost of eviction in case a tenant does not pay the monthly rent.

TrueDoor Property Management Locations

TrueDoor Property Management manages rentals in:

• Orange County: Aliso Viejo, Anaheim, Anaheim Hills, Anaheim Park, Brea, Buena Park, City of Orange, Costa Mesa, Cypress, Dana Point, Foothill Ranch, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, Laguna Beach, Laguna Hills, Laguna Niguel, Lake Forest, Los Alamitos, Mission Viejo, Newport Beach, Placentia, Rancho Santa Margarita, San Juan Capistrano, Santa Ana, Stanton, Tustin, Tustin Ranch, Westminster, and Yorba Linda
• Inland Empire: Alta Loma, Banning, Beaumont, Bloomington, Colton, Corona, Fontana, Grand Terrace, Hemet, Highland, Loma Linda, Mentone, Moreno Valley, Ontario, Perris, Pomona, Rancho Cucamonga, Redlands, Rialto, Riverside, San Bernardino, and Yucaipa

TrueDoor Property Management Property Types

TrueDoor Property Management works with rental homes, condos, and apartments in the California housing market.

TrueDoor Property Management Costs

The price of the TrueDoor Property Management services depends on the property type, the location, and the coverage.

In Orange County, the property management fees for rental homes and condos are:

Basic: This plan covers all the required services for managing a rental property.

• 5.9% of monthly rent
• Leasing fee: $599
• Lease renewal: $225
• Periodic inspections: $125/inspection

Premium: This plan covers everything in Basic plus Lease Break Guarantee, No Eviction Guarantee, Pet Protection Guarantee, Home Warranty Dispatch, and bills pay.

• 7.9% of monthly rent
• Leasing fee: $399
• Lease renewal: $225
• Periodic inspections: $125/inspection

Premium Plus: This plan covers everything in Premium plus lease renewals and periodic inspections.

• 9.9% of monthly rent
• Leasing fee: $199

In Orange county, apartment management services cost:

Basic

• 4.9% of monthly rent
• Leasing fee: $999
• Lease renewal: $225
• Periodic inspections: $75/inspection

Premium

• 6.9% of monthly rent
• Leasing fee: $699
• Lease renewal: $225
• Periodic inspections: $75/inspection

Premium Plus

• 6.9% of monthly rent
• Leasing fee: $399

In Inland Empire, TrueDoor Property Management charges the following fees for rental homes and condos:

Premium

• 7.9% of monthly rent
• Leasing fee: $199
• Lease renewal: $199
• Periodic inspections: $199/inspection

Premium Plus

• 9.9% of monthly rent

In Inland Empire, property management fees for apartments include:

Basic

• 6.9% of monthly rent
• Leasing fee: $799
• Lease renewal: $199
• Periodic inspections: $59/inspection

Premium

• 7.9% of monthly rent
• Leasing fee: $499
• Lease renewal: $199
• Periodic inspections: $59/inspection

Premium Plus

• 8.9% of monthly rent
• Leasing fee: $199

Additional property management costs which investors in Inland Empire need to consider include:

• One-time setup fee: $300, at signing the property management agreement
• Repairs: Bills at cost plus 20% overhead for maintenance coordination, billing, HOA fee payments, etc.

TrueDoor Property Management Terms

TrueDoor Property Management asks owners to sign a written agreement. However, under the Happiness Guarantee available with all plans, investors remain free to cancel as soon as they are not entirely satisfied with the services, at no cost.

TrueDoor Property Management Reviews

Over 800 investors and renters have written online reviews of TrueDoor Property Management. They reveal generally good overall ratings.

You can find TrueDoor Property Management reviews on:

• Birdeye: Currently 4.6/5 stars based on 367 reviews including 357 Google reviews
• Google: Currently 4.6/5 stars based on 293 reviews
• Yelp: Currently 4.0/5 stars based on 149 reviews
• Facebook: Currently 4.1/5 stars based on 28 reviews

Happy property owners and tenants highlight the outstanding services, the easy processes, the knowledge of the local teams, the methodical and detailed approach, and the phenomenal team members. Unhappy customers complain about bad tenants placed by the company, shady repairs charges, the unprofessional staff, and the sluggish communication.

How to Get Started with TrueDoor Property Management Services

To get started with the best property management company in California for condos and apartments, real estate investors can fill in an online form on the TrueDoor Property Management website or call 714-899-2200 to speak to the Orange County office or 909-256-7005 to speak to the Inland Empire office.

HCM Property Management: Best for Different Property Types

HCM Property Management is a local property management company that aims to maximize cash flow for investors, protect their investment, and do the work on their behalf. The company was created in 2012, with headquarters in Irvine, CA. HCM Property Management offers various levels of services for single-family and multifamily rental homes which makes it the best property manager for different property types in California.

HCM Property Management Services

The services offered by HCM Property Management cover:

• Full rental analysis with recommendations for the optimal rental rate
• 34-point marketing
• Tenant screening including thorough credit and background check
• Pet screening
• Tenant placement
• Tenant relationships
• Lease enforcement
• Legal compliance
• Rent collection
• Owner payout payments
• Bills payment
• Payment of rental property related expenses including mortgage, HOAs dues, landscapers, and vendors
• Property inspections
• Maintenance work coordination implemented through vendors
• Monthly statements
• Annual tax reporting
• Evictions

Furthermore, HCM Property Management provides the following guarantees for rental property owners in the California market:

• Leasing Guarantee: The company will place a qualified tenant free of charge should a tenant placed by them break the lease.
• Pet Damage Guarantee: HCM Property Management will pay up to $1,500 on top of the security deposit for damage caused by a pet approved by them.
• Maintenance Guarantee: The company guarantees maintenance work performed by their vendors for one year for workmanship.
• Satisfaction Guarantee: Landlords can cancel property management services if they are not happy with the quality with no penalty.
• 21 Day Rental Guarantee: The property manager will reduce the leasing fee by 25% if they don’t place a tenant in a rent-ready property within 21 days.
• Eviction Guarantee: The property management company will cover up to $1,500 of costs should a tenant placed by them have to be evicted.
• Loss of Rent Guarantee: HCM Property Management will cover up to 12 weeks of rental loss up to $3,000/month if a tenant placed by them is evicted or vacates without paying.

HCM Property Management Locations

HCM Property Management covers areas in Los Angeles and Orange County including but not limited to:

• Aliso Viejo
• Carson
• Cerritos
• Costa Mesa
• El Segundo
• Gardena
• Hawthorne
• Hermosa Beach
• Huntington Beach
• Irvine
• Lake Forest
• Long Beach
• Manhattan Beach
• Norwalk
• Redondo Beach
• Torrance

HCM Property Management Property Types

HCM Property Management works with single-family homes, houses, townhomes, condos, and multifamily properties with up to 50 units rented out on a long-term basis. This diverse portfolio is what makes this the best property manager in California for different types of residential properties.

HCM Property Management Costs

The HCM Property Management pricing depends on the property type and the included services.

The available single-family property management service plans are:

Silver: This plan covers the basic services expected from a California property manager.

• $99/month
• Tenant placement fee: 5% of annual lease value
• Housing Assistance Payments (HAP) processing: $25/month
• Home Warranty repairs coordination: $25/month
• Annual tax reporting: $75/year
• Bill pay: $25/month
• Utilities management: $25/month
• Insurance claims oversee: $75
• Major renovation project management: 10% of project cost

Gold: This plan covers everything in Silver plus $1,500 eviction expense coverage, $1,500 pet damage coverage, HVAC filter replacement program, 1 hour/month of handyman repairs, 2/year interior property assessments, and more.

• $189/month
• Tenant placement fee: 5% of annual lease value
• Housing Assistance Payments (HAP) processing: $15/month
• Home Warranty repairs coordination: $15/month
• Annual tax reporting: $45/year

Platinum: This plan covers everything in Gold plus lost rent coverage, 24 months of leasing guarantee, 2 hours/month of handyman repairs, 3/year interior property assessments, and more.

• $250/month
• Tenant placement fee: 5% of annual lease value

Property management services for multifamily properties cost:

Silver

• 4.9% of monthly rent
• Leasing fee: 50% of one month’s rent
• Lease renewal: $75
• HAP processing: $25/month
• Home Warranty repairs coordination: $25/month
• Annual tax reporting: $75/year
• Bill pay: $25/month
• Utilities management: $25/service/month
• Insurance claims oversee: $75
• Major renovation project management: 10% of project cost

Gold

• 6.9% of monthly rent
• Leasing fee: 40% of one month’s rent
• Lease renewal: $75
• HAP processing: $15/month
• Home Warranty repairs coordination: $15/month
• Annual tax reporting: $45/year

Platinum

• 8.9% of monthly rent
• Leasing fee: 30% of one month’s rent
• Lease renewal: $75

HCM Property Management Terms

Property owners need to sign a contract to start working with HCM Property Management. They can cancel services at any time with a 30-day written notice.

HCM Property Management Reviews

There are over 700 online reviews of the services provided by HCM Property Management. They show very positive experiences.

You can find HCM Property Management reviews on:

• Google: Currently 4.8/5 stars based on 387 reviews
• Birdeye: Currently 4.7/5 stars based on 304 reviews including 302 Google reviews
• Yelp: Currently 4.5/5 stars based on 69 reviews
• Facebook: Currently 4.7/5 stars based on 16 reviews

Positive reviews by rental property investors and tenants praise the helpful services, the top-notch coordination, the kind and friendly team members, the timely handling of maintenance requests, and the quick responses. Negative reviews talk about fabricated work order documents, fake charges, the rude staff, and the lack of communication.

How to Get Started with HCM Property Management

To get started with the best property management company in California for different property types, rental property owners can submit an online form via the HCM Property Management website or call 855-701-7283.

Management One: Best for Flexible Options

Management One is a local property manager working with long-term rental homes and condos. Ron Sudman and Cheri Thomas founded the company in 1986, with headquarters in Riverside, CA. The team relies on innovative approaches combined with seasoned management to deliver services that keep property owners happy and retain them as lifelong customers. Management One provides a few different property management service plans as a result of which they are the best company for flexibility in the California market.

Management One Property Management Services

The property management services offered by Management One include:

• Marketing and advertising
• 10-point tenant screening
• Property showings
• Rent collection
• Owner payouts via ACH transfers
• Annual inspections
• Exterior inspections
• Accounting services to minimize expenses and maximize income
• Maintenance and repairs management using licenced, bonded, and insured vendors
• Monthly financial statements
• 1099 tax statements
• Eviction coverage

Management One Property Management Locations

Management One works with long-term rentals in the following locations in the California real estate market:

• Chino
• Chino Hills
• Corona
• Eastvale
• Fontana
• Lake Elsinore
• Menifee
• Moreno Valley
• Murrieta
• Ontario
• Perris
• Rancho Cucamonga
• Riverside
• Temecula
• Upland

Management One Property Types

Management One manages single-family homes, townhouses, and condos.

Management One Property Management Costs

Management One offers three different types of property management packages which cover the needs of all investors. That’s why this is the best property management company for flexibility in the California rental market.

These packages include:

Economy: This plan covers all must-have property management services to bring passive rental income to real estate investors.

• 7% of monthly rent
• Leasing fee: $795

Premium: This plan covers everything in Economy plus unlimited trips to the property and annual inspections.

• 8% of monthly rent
• Leasing fee: $595

Platinum: This plan covers everything in Premium plus exterior inspections, eviction coverage, and guaranteed resident placement.

• 9% of monthly rent
• Leasing fee: $495

When owners ask Management One to manage an additional property from their portfolio, the new property gets three months of free property management services. Investors can also get access to this offer by referring the company to business associates, friends, or family members.

Management One Property Management Terms

Management One works with month-to-month property management contracts. This gives investors the opportunity to test the property manager and decide if this is the best option for their needs.

Management One Property Management Reviews

Around 300 property owners and tenants have provided online reviews of Management One. These reviews show positive experiences.

You can find Management One reviews on:

• Google: Currently 4.7/5 stars based on 252 reviews
• Yelp: Currently 4.0/5 stars based on 48 reviews

Happy investors and renters highlight the efficient services, the professionalism and knowledge of the team, the good organization, the responsiveness and patience of the staff, the transparency, the attention to detail, and the prompt communication. Unhappy customers mention the unreliable services, poorly maintained properties, bad tenants, the incompetent staff, and the inability to contact the team.

How to Get Started with Management One Property Management Services

To get started with the best property management company in California for flexible options, landlords can fill in an online form on the Management One website or call 951-299-3424.

Takeaway

These are the 6 best property management companies for rental properties in California. The top options for long-term and short-term rental management are HomeRiver Group and Awning, respectively. Investors who are interested in single-family homes can check out Mynd, while those thinking of buying a condo or apartment might consider TrueDoor Property Management. HCM Property Management is the best choice for rental property owners with diverse portfolios, and Management One is the best for those who prefer flexible options.