5 Best Property Management Companies in Nashville

Investors looking for property management companies in Nashville, Tennessee have many small and large companies to choose from. We ranked the best property management companies in Nashville based on cost, services, reviews and value. 

The 5 best property management companies in Nashville, TN are:

1. HomeRiver Group: Best Overall
2. Evernest: Best for Different Property Types
3. Gemstone Solutions Property Management & Realty: Best for Portfolios
4. Mynd: Best for Flat Fees
5. The Verdei Group: Best for Flexible Options

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 Nashville

A ranking of the best rental property management companies in a market needs to take into consideration multiple quantitative and qualitative factors and indicators to provide reliable results.

In our selection of the top Nashville property managers, we focused on the following criteria:

• Property management services: We analyzed in depth the type and quality of services that each company offers and whether they are enough to provide investors with the opportunity to make passive income from real estate investments in the Nashville market.
• Property management prices and fees: We made sure that included companies have clear and transparent pricing structures that do not entail hidden fees and that their rates are competitive in the local market.
• Market coverage: We searched for property managers that operate across the entire Nashville market and all surrounding areas.
• Property type coverage: We ranked both short-term and long-term rental property management companies that work with different types of residential properties in order to meet the needs of various investors.
• Company size and headquarters: We selected both small property managers based in Nashville and large companies with national coverage. Each model of property management services has its pros and cons, and investors should be able to choose based on their preferences.
• Balance between technology and human interactions: We chose companies that take advantage of available real estate technologies to automate and speed up processes but which still retain the human touch that is vital in the rental industry.
• Online reviews by property owners and renters: We checked out the ratings of selected property management companies on third-party websites and also read through individual customer reviews to ensure that each company delivers the promises it makes on its website.
• Value for money: We ranked the 6 Nashville property management companies that offer the best value for money to investors and their rentals.

HomeRiver Group: Best Overall Property Management Company in Nashville

HomeRiver Group is the largest third-party property management group for long-term rentals in the US market, with a well-established presence in Nashville. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert started the company in 2016, with headquarters in New York, NY. Today, HomeRiver Group manages over 40,000 rental properties and more than 32,000 homes within HOA communities in 32 US states. This wide market coverage has been achieved by acquiring the best property managers in each market and turning them into partners. HomeRiver Group is the top Nashville property management company for delivering full-service management at competitive prices.

HomeRiver Group Property Management Services

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

• Expert market analysis for maximum rental income
• Property marketing and advertising
• Extensive tenant screening
• Rent collection
• Owner payout disbursements
• Routine property inspections
• Maintenance and repairs
• Accounting
• Detailed financial reporting
• Evictions

HomeRiver Group Property Management Locations

HomeRiver Group works across the entire Nashville rental market.

HomeRiver Group Property Types

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

HomeRiver Group Property Management Costs

HomeRiver Group does not provide information on the pricing model applicable to the Nashville market. In other locations, the company charges both flat fees and percentages of monthly rent, to be aligned with local trends. The rates are always competitive in the local market.

In addition to a monthly management fee, real estate investors can expect to pay leasing fees, lease renewal fees, inspection fees, and HVAC tune-up fees.

HomeRiver Group Property Management Terms

The website of the Nashville branch of HomeRiver Group does not specify the terms of the management contract. In most cases, the company expects owners to sign an initial agreement of 6 or 12 months, after which they can switch to monthly contracts.

HomeRiver Group Property Management Reviews

There are no online reviews of the work of the Nashville office of HomeRiver Group, but there are over 600 reviews by landlords and tenants in the Tennessee market. They show good overall ratings.

You can find HomeRiver Group reviews provided by Tennessee property owners and renters, on:

• Birdeye: Currently 3.6/5 stars based on 271 reviews
• Google: Currently 3.6/5 stars based on 259 reviews

Positive reviews discuss the exceptional services, the effortless processes, the professionalism of the company, the knowledge and experience of the team, the timely addressing of all issues, the reliable and kind staff, and the fabulous communication. Negative reviews mention delays in implementing required maintenance work, slow processes, unrealistic charges, and withholding of security checks with no reason.

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.

Evernest: Best for Different Property Types

Evernest is a major national property management company working with different types of single-family and multifamily homes rented out on a long-term basis. Matthew Whittaker founded the company in 2008, with headquarters in Birmingham, AL. Currently, Evernest manages over 15,000 rental properties belonging to 6,000+ owners. This is the best Nashville property manager for different property types as they offer comprehensive services grouped in different plans for investors to choose based on their needs.

Evernest Property Management Services

The full-service property management provided by Evernest includes:

• Initial property inspections and reports
• Marketing on the company website, Zillow, Trulia, and others
• Showings
• Tenant screening
• Tenant onboarding
• Security deposit collection
• Rent collection
• 24/7 tenant communication
• Annual property inspections
• Move-out inspections
• Maintenance work management
• Bi-annual HVAC preventive maintenance
• Yard maintenance during vacancies
• Gutter cleaning
• Rent protection
• Eviction protection

Evernest Property Management Locations

The Nashville office of Evernest covers the following neighborhoods:

• 12 South
• Brentwood
• Downtown
• East Nashville
• Franklin
• Germantown
• Green Hills
• Hillsborough Village
• The Gulch

Evernest Property Types

Evernest works with single-family homes, townhouses, condos, and multifamily properties with up to 50 units. This diversity makes them the best property management company in Nashville for various property types.

Evernest Property Management Costs

Evernest offers three distinct pricing plans, designed to cater to different types of investors in the Nashville real estate market.

The Investor plan is tailored for owners with two or more units. It encompasses all services required for running a long-term rental business. The monthly management fee is 8% of the monthly rent. Additional fees include a leasing fee of 50% of one month’s rent, a lease renewal fee of $150, and an annual inspection with filter and battery changes at $149.

The Gold plan is designed for owners with a single property, providing all the necessary services for managing a rental property. The monthly management fee for this plan is $109. The leasing fee is equivalent to one month’s rent, the lease renewal fee is $200, and it also includes the annual inspection with filter and battery changes, priced at $149.

The Platinum plan includes everything offered in the Investor and Gold plans, with additional services covered by the monthly management fee. The starting monthly management fee for this plan is $199.

Additionally, Evernest offers two optional services: the Eviction Protection Plan (EPP), priced at $200 per year, and Bi-Annual HVAC Preventive Maintenance, costing $150 for each service.

Evernest Property Management Terms

Under the 100% Happiness Guarantee secured by Evernest, property owners can cancel the management agreement as soon as they are not fully happy with the provided services, with no penalty fees.

Evernest Property Management Reviews

There are more than 1,600 online reviews of the services provided by Evernest in the Nashville market. The majority of them show extremely positive experiences.

You can find Evernest property management reviews on:

• Google: Currently 4.7/5 stars based on 1,647 reviews
• Trustpilot: Currently 2.8/5 stars based on 14 reviews
• Birdeye: Currently 1.0/5 stars based on 2 reviews

Happy property owners and tenants highlight the nice and clean properties, the amazing experiences, the exceptional performance, the smooth and user-friendly processes, the thorough explanations, the frequent updates, the professional, yet personable team members, and the great communication. Unhappy customers complain about awful services, slow processes, excessive charges, unexpected fees, and inability to contact customer support.

How to Get Started with Evernest Property Management

To get started with the best property management company in Nashville for different property types, real estate investors with diverse portfolios can fill in an online form on the Evernest Nashville website.

Gemstone Solutions Property Management & Realty: Best for Portfolios

Gemstone Solutions Property Management & Realty is a local, full-service property manager that works with single-family homes and condos. Matt Phillips established the company in 2016, with headquarters in Franklin, TN. The team aims at maximizing rental income while minimizing operating expenses, at affordable rates for owners. Gemstone Solutions Property Management & Realty is the top property management company in Nashville for investors with big portfolios due to the major discounts on multiple rentals.

Gemstone Solutions Property Management & Realty Services

Gemstone Solutions offers comprehensive property management services in the Nashville market including:

• Property marketing on 100+ partners’ websites
• 5-point tenant screening
• Tenant placement
• Detailed move-in inspections with photographic reports
• Security deposit holding
• Rent collection
• Lease renewals
• Turnover coordination
• Guidance to owners
• 24/7 maintenance line for tenants
• Semi-annual exterior inspections
• Maintenance coordination
• Financial reporting
• Year-end statements

In addition to these services, Gemstone Solutions Property Management & Realty provides the following protection:

• 21-Day Lease-Up Guarantee: Gemstone Solutions will provide 1 month of free property management in case a lease has not been executed within the first 21 days of marketing, given that the owner has authorized the broker to set a rental rate suitable for the local market.

Gemstone Solutions Property Management & Realty Locations

Gemstone Solutions works in the following markets:

• Brentwood
• Columbia
• Franklin
• Nashville
• Spring Hill

Gemstone Solutions Property Management & Realty Property Types

Gemstone Solutions Property Management & Realty manages single-family homes and condo units rented out on an annual basis.

Gemstone Solutions Property Management & Realty Costs

Real estate investors can choose between 3 different service packages. Gemstone Solutions provides major sizable discounts to owners with multiple properties, which makes them the best Nashville property manager for landlords with portfolios.

The plans include:

Tenant Placement Only: This plan includes all services required to rent out a property with optional ongoing services.

• Tenant placement fee: 75% of one month’s rent
• Lease renewal fee: 25% of one month’s rent
• Detailed move-in inspection: $99
• Semi-annual exterior inspections: $95
• Coordination of turnover between tenancies: $250 + 10% of contractor invoice
• Maintenance coordination: 10% of contractor invoice

Full-Service: This plan includes everything in Tenant Placement Only plus the tasks necessary to run a rental property. It’s meant for investors with 1-3 units.

• Monthly management fee: 10% of gross monthly rent
• Tenant placement fee: 50% of one month’s rent
• Lease renewal fee: 15% of one month’s rent
• Detailed move-in inspection: $99
• Semi-annual exterior inspections: $49
• Technology package: $10/month

Investor Enterprise: This plan includes everything in Full-Service with additional services included in the monthly management fee. It’s meant for owners with 4+ units.

• Monthly management fee: 8% of gross monthly rent
• Tenant placement fee: 50% of one month’s rent
• Lease renewal fee: 9% of one month’s rent
• Semi-annual exterior inspections: $39
• Technology package: $8/month

Gemstone Solutions Property Management & Realty Terms

Gemstone Solutions does not specify the terms of the property management agreement that investors need to sign. Thus, interested landlords should contact the team and ask for a copy that they can review before deciding if this is the best Nashville property manager for their needs.

Gemstone Solutions Property Management & Realty Reviews

More than 200 real estate investors and renters have reviewed the services delivered by Gemstone Solutions Property Management & Realty. Their reviews reveal very positive overall ratings.

You can find Gemstone Solutions Property Management & Realty reviews on:

• Birdeye: Currently 4.7/5 stars based on 113 reviews
• Google: Currently 4.9/5 stars based on 88 reviews
• Facebook: Currently 4.7/5 stars based on 20 reviews
• Yelp: Currently 4.8/5 stars based on 13 reviews

Positive reviews focus on the quality services, the pleasant experiences, the comprehensive processes, the quick turnarounds, the care and attention to detail, the prompt addressing of maintenance issues, the professional and exceptionally courteous staff, and the timely communication. Negative reviews mention multiple problems with properties and smelling homes.

How to Get Started with Gemstone Solutions Property Management & Realty

To get started with the best property management company in Nashville for portfolios, property owners with multiple rentals can submit an online form via the Gemstone Solutions Property Management & Realty website to request a free rental analysis.

Mynd: Best for Flat Fees

Mynd is a popular full-service property management company specializing in single-family long-term rentals. Colin Wiel, Don Ganguly, and Doug Brien created the company in 2016, with headquarters in Oakland, CA. At the moment, Mynd operates 11,000+ properties, worth over $3.5 billion in real estate assets, in 25+ US markets. The company provides comprehensive services while charging competitive flat fees, which makes them the best property manager in Nashville for flat fees.

Mynd Property Management Services

The services covered by Mynd in Nashville include:

• Writing rental property listings
• Strict tenant screening including proof of income, identity validation, credit check, background check, and criminal history
• Tenant placement
• Tenant satisfaction management
• Owner communication
• HOA interactions
• Property inspections
• Maintenance requests responses
• Regular maintenance via in-house technicians and a network of approved vendors
• Lease renewals
• Lease termination (when needed)
• Financial reporting
• Evictions

Moreover, Mynd provides to 2 types of guarantees for rental property owners, including:

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

Mynd Property Management Locations

Mynd operates in the entire Nashville rental market and all surrounding areas.

Mynd Property Types

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

Mynd Property Management Costs

Mynd offers a unique property management service with a flat-fee pricing model that varies based on the number of properties managed. This structure is particularly beneficial for investors with multiple rental properties, as it includes discounts for owners of multiple units.

For the management of a single home, Mynd charges a monthly fee of $99. If an investor has two homes in their portfolio, the monthly management fee per home drops to $89. For three homes, the rate is further reduced to $79 per home. For portfolios with four or more homes, Mynd offers custom pricing tailored to the scale of the investor's holdings.

In addition to the monthly management fees, there are other financial considerations for investors. Mynd also charges a leasing fee, which is 50% of one month's rent, and a lease renewal fee of $249. These additional fees are integral to the overall cost of Mynd's property management services.

Mynd Property Management Terms

Mynd does not provide details on the management contract applicable in the Nashville market, so investors should contact the local office and ask for a copy.

Once the agreement has been signed, Mynd conducts a property inspection within 3 days to determine if it is ready for leasing. If the rental is ready for tenants, the team will start marketing it. In case the property needs further work, Mynd will provide a plan with estimated costs within a week. They have the capacity to get all necessary work done within 10 days.

Mynd Property Management Reviews

There are over 2,300 online reviews of the services provided by Mynd nationwide. These reviews show mixed experiences.

You can find Mynd property management reviews on:

• Trustpilot: Currently 4.1/5 stars based on 1,618 reviews
• BBB.org: Currently 2.67/5 stars based on 347 reviews
• Yelp: Currently 2.3/5 stars based on 321 reviews
• BestCompany: Currently 1.1/5 stars based on 19 reviews

Satisfied property owners and renters praise the impeccable experiences, the smooth and efficient processes, the quick solutions to property problems, the extremely helpful and pleasant staff, the amazing customer service, and the top-notch communication. Dissatisfied customers talk about poorly maintained properties, lack of on-site managers, all work being done remotely, unexpected charges, lack of coordination between team members, and overall horrific communication practices.

How to Get Started with Mynd Property Management

To get started with the best property management company in Nashville for flat fees, landlords can fill in an online form on the Mynd Nashville website.

The Verdei Group: Best for Flexible Options

The Verdei Group is a family-owned and operated, full-service property management company operating in several locations in Tennessee and Texas, with a strong presence in Nashville. Eric and Chris Colburn founded the company in 2012, with headquarters in Franklin, TN. The Verdei Group works with many different types of single-family and multifamily rental properties. This is the best Nashville property management company for service and price flexibility as they have multiple packages with optional add-ons.

The Verdei Group Property Management Services

The Verdei Group provides the following services in the Nashville market:

• Property listing including professional photography and marketing on 80+ websites
• On-demand property tours
• Extensive tenant screening
• Pet screening
• Lease preparation
• Rent collection
• Electronic owner disbursements
• Lease compliance
• Tenant dispute resolutions
• Lease renewals and extensions
• Legal compliance and enforcement
• Utility service management
• Home warranty coordination
• Insurance claim oversight
• Property code compliance
• 24/7 emergency call center
• Move-out and renewal inspections
• Annual property inspections
• Make-ready and turnover coordination
• Maintenance requests coordination
• Accounting and reporting
• Monthly financial statements
• Quarterly budget analysis
• Year-end financial reports
• Annual 1099 tax preparation

The Verdei Group offers multiple protections including:

• Landlord Rent Default Insurance: Provided by Steady Insurance, this covers landlords for the loss of rental income resulting from tenant’s default on rent payment, for up to 2 months.
• Tenant Assurance Protection: The Verdei Group will place a new tenant for free if a tenant fails to fulfill their lease term.
• Pet Damage Protection: The property management company will cover up to $3,000 in pet damage above the security deposit amount for pets approved by them.
• Eviction Assurance Protection: The company will pay up to $1,500 in case an eviction takes place.
• 60-Day Risk Free Guarantee: Property owners can test The Verdei Group property management services for 60 days and receive their money back if they are not fully satisfied.

The Verdei Group Property Management Locations

The Verdei Group manages long-term rental properties across all parts of the Nashville real estate market.

The Verdei Group Property Types

The Verdei Group works with single-family homes, townhouses, condos, half duplexes, duplexes, triplexes, fourplexes, and small (5-19 units), medium (20-99 units), and large (100+ units) apartment complexes.

The Verdei Group Property Management Costs

The Verdei Group has 3 different service packages, the pricing of which depends on the property type and the number of properties. These plans include:

Autopilot: This plan is ideal for investors who want peace of mind with all-inclusive services. Contracts are annual.

• Monthly management fee: From 12% of monthly rent (for a minimum of $195) for 1 single-family property all the way down to 9% of monthly rent (for a minimum of $155) for a medium apartment complex. Pricing is custom for large apartment complexes.

Standard: This plan is perfect for investors who want more traditional services with rent insurance.

• Monthly management fee: From 9% of monthly rent (for a minimum of $145) for 1 single-family property all the way down to 6% of monthly rent (for a minimum of $105) for a medium apartment complex. Pricing is custom for large apartment complexes.
• Tenant placement fee: 65% of one month’s rent
• Home warranty coordination: $35/request
• Insurance claim oversight: $35/request
• CapEx/Reno project management: 5% of gross expenses
• Non-approved vendor coordination: $35/request
• Permit affidavit notarization and registration: $35 + permit fee
• Mandated city inspection coordination: $35 + inspection fee
• Certificate of occupancy registration: $35 + certificate fee
• RUBS water allocation state registration: $35 + state fee
• Internal client administration: $145/year

Essential: This plan is tailored for investors who prefer quality core services with optional add-ons. Contracts are monthly.

• Monthly management fee: From $95 for 1 single-family property all the way down to $70 for a medium apartment complex. Pricing is custom for large apartment complexes.
• Tenant placement fee: 85% of one month’s rent
• Tenant lease renewal fee: $300
• Annual property inspection: $125/inspection
• Utility service management: $40/turnover
• Home warranty coordination: $95/request
• Insurance claim oversight: $95/request
• CapEx/Reno project management: 10% of gross expenses
• Non-approved vendor coordination: $95/request
• Permit affidavit notarization and registration: $65 + permit fee
• Mandated city inspection coordination: $65 + inspection fee
• Certificate of occupancy registration: $35 + certificate fee
• RUBS water allocation state registration: $65 + state fee
• Internal client administration: $195/year

Discounts are available for multiple-unit properties and multiple properties as well as for active military, veterans, retirees, and federal, state, and local first responders.

The multiple pricing plans and the additional service options make The Verdei Group the best property management company for Nashville landlords who value flexibility.

The Verdei Group Property Management Terms

The Autopilot and Standard property management plans require annual commitment, while the Essential plan entails month-to-month agreements.

The Verdei Group Property Management Reviews

There are less than 10 online reviews of The Verdei Group. These reviews are not enough to confirm the quality of services provided to property owners and tenants. Thus, we recommend that interested landlords try to connect with local investors who already work with The Verdei Group and ask about their experiences. This can be done on online real estate investing forums like BiggerPockets.

You can find The Verdei Group reviews on:

• Yelp: Currently 4.4/5 stars based on 5 reviews
• Angi: Currently 5.0/5 stars based on 3 reviews

Happy property owners comment on the phenomenal services, the easy processes, the impressive professionalism, the timely implementation of maintenance work, the logical pricing structure, the quick works, and the great communication. Unhappy customers mention the team being too pushy and abrupt termination of contracts.

How to Get Started with The Verdei Group Property Management

To get started with the best property management company in Nashville for flexible options, investors can submit an online form via The Verdei Group website.

Takeaway

Investors who’d like to take advantage of the ample opportunities offered by the Nashville real estate market can choose to hire one of the best property management companies in Music City. HomeRiver Group is the best property managers for long-term rentals. Evernest is the top option for investors owning different property types, while Gemstone Solutions Property Management & Realty is a good choice for the owners of rental portfolios. Landlords who prefer to pay flat fees should check out Mynd, and those who’d like to be able to choose from different services and fees can consider The Verdei Group.